This ones a Private/Hard Money Loan 65% LTV is probably your cap on this one

Before Obamacare, it cost me $2,000/month for private health insurance.

If you need to tap into equity before institutional options are available, i would turn to private money and see if someone is willing to lend you their idol funds or self directed IRA funds. 

Depending on what state, I may know a private lender in that market.

Hello,My name is Chris and I am a member of of private equity group that buys apartments and hotels.

Also, if you'd prefer to talk privately feel free to DM me.Here are a few questions that might help me clarify everything:How much equity do you have in your investment properties?

Which is why, it seems my only options are conventional investment loan, seller finance/assumable, 2nd home loan, hard/private money?

For the past 15 years, private/hard money rates have averaged somewhere in the 12% to 15% ballpark for 6-to-12-month bridge loans.

Have you tried looking in private or incognito mode to see what the public is seeing? 

If you're using the HELOC for just the down payment portion on the investment property, then you'll likely need to fund the rest with private money or a HML and then re-fi out to conventional once you've renovated and rented.