My idea is to form an LLC with my partner to qualify for a 100k business LOC with our credit scores (both 700+), our DTI ration, as well as my equity.

I'm a foreign investor with no credit score, I'm happy to talk in DMs.

A Bank statement program would do wonders, 10% down minimum is industry standard, if you have a solid credit score,15% down will get you really good terms, however you still need to qualify DTI wise.Best of luck!

Although I will tell you I really have to like and trust who I do this with.. its not lending by appraisal and fico score.

Try a local bank or credit union.

Typically we are using your personal credit score and you give a personal guarantee on behalf of your LLC.

If you do opt for a HELOC, I'd consider starting with LA Federal Credit Union and getting a few quotes from other local lenders.

Listing - https://www.zillow.com/homedetails/428-E-Union-Ave-Bound-Bro...

A lot of people think 20% is the standard only with certain lenders and Credit Unions. 

I’m currently applying for the loan based on my income, credit score, etc and the trust’s assets.