If it is out of state and your banker has no interest, find a local bank for that area.

Go down to your local bank branch, hopefully it's a smaller bank (they will have better rates and service and be more thankful), and ask about HELOCs.

Another option would be local banks/credit unions since they are known to lend on smaller amounts like thisMaybe @Owen Dashner can help?

I have heard of instances where one (the borrower) is allowed to choose the appraisal company or put in a recommendation for one which the institutional bank may honor, and then the person already knows someone there, that they have gotten to know with time from other projects, and it's not unnaturally inflating value but favoring a good one to keep the reoccurring client.  

If you put 25% down like the banks want you can at least break even or make a little on good deals. 

I received an almost identical letter from Texana Bank.

You can almost certainly get a better deal with seller financing than bank financing right now, I'd try that first.

I left the free version of Stessa a couple years ago because of constant failed connection issues with my linked banks and credit cards.

Best bet is to go talk with some local banks and commercial lenders bc most likely that's not gonna fly on any kind of conventional loan.

Not unless you are a slum-lord and have total disregard for the law.Setup one LLC with two bank accounts.