If there is ways you can add value through cosmetic work AND negotiate a price to but you in a good position with a fair amount of equity to begin with my opinion would be find another partner to front the remaining amount needed to put the down payment on a HML until property seasoned and then refinance into conventional through bank/credit union.

I was able to get that in Dayton Ohio on a portfolio of 13 doors from a local credit union.

Fees are 3-5% for the major banks or 0% for some credit unions. 

But I found two credit unions that were willing. 

Thank you, Aaron, our "cash on hand/savings" situation is actually pretty good and we have a great relationship with our local credit union through which we have our current mortgage.

Hi, I am a South African in the U.S.

Try small local banks and credit unions. 

There's an old African proverb "If you want to go fast, go alone. 

My issue has been that every bank and credit union I've contacted has stated that the home needs to be my primary residence in order for them to consider a HELOC.  

If you are willing to look elsewhere, I would recommend looking at Cabarrus, Union and Gaston Counties.