I give you guys credit for taking the leap and making it work for yourselves - id like to follow in your footsteps in he near future.  

I checked online and generally folks say Bank of Texas or local credit unions.Thanks! 

Apparently they handle all property repairs and maintenance independently and have maintained a perfect payment history, even throughout the pandemic.Lease Option Agreement:Effective Date: November 1, 2022Terms:Purchase Price: $165,000Non-Refundable Down Payment: $10,000Lease Term: 3 years (ends October 31, 2025)Final Payment: $158,000 balance due upon term completionMonthly Payment: $1,150 (no rent credits)I didn't see this to be a deal because if in a the best case scenario my $25000 would walk away with 2400 which is about a 9% ROI.

Credit agencies ding you for having a statement balance.

Now, some of these answers will depend on what state that property is in, how much equity you have, and a couple of other factors...but you can certainly seek out other lenders about a Line of Credit on an investment property.  

Building will not be in the cards for those prices and land opportunities right now.

Also, I have helped build my oldest son‘s credit where he can get a loan. 

There are lenders out there that will lend up to 50% of the AV with no minimum credit score requirements. 

@Ramada Evans- 1) if buying as a rental and  financing it - your down payment will need to be a min of  15% of the  purchase price   ( so thats either  30,750 at 205K price or 32,850 at the 219K price ...so  not much of a down payment  difference   2) if it appears that there isnt much competition  or interest in theproperty - the lower price might be OK   3)  you might also consider   asking the seller for a seller  credit you can use towards some of your loan costs   4) get pre approved  if you arent already pre approved 

They assist investors in preparing necessary documentation, such as detailed project proposals, financial statements, and credit histories, which are crucial for persuading lenders.