Most 1-4 unit real estate investors are using DSCR loans right now for any buy and holds while flippers lean on higher leverage bridge/fix and flip loan options with higher interest rates.

I am just really frustrated that they advertise this insurance that they refuse to pay out. 

BRRRR is not a great strategy in the current market due to the mortgage rates so it's not as applicable as many think from reading older posts or books about how easy it is.

My conversion rate was higher because they kind of look like a wedding invite.In regard to lenders, join meetups and local facebook groups and ask for referrals.I’m doing larger commercial deals now and found I wasted a Ton of money on direct mail.

@Erik Estrada is absolutely correct that working with a broker usually leads to a better rates and fees.

HELOCs are interest only hence on that $200K, it was a monthly interest rate of $1,200.

interest rates and prices are basically too high right now."

You can shop 10 or 20 lenders in a weeks time, find out what products they offer, what rates, what overlays and qualifications they each have for you.... 

Jon, I have done this and honestly their nightly rates in most cases are within $20 per night of my place which doesnt have a pool.

The amount of equity I call pull is less than the cash I have but not significantly less.When doing this analysis it struck me that it may not be worth using a HELOC for the simple fact that the interest rate is ~9%* while the funds in my high yield account are only yielding ~5%*.