What areas are most promising in terms of available inventory?  

What is the minimum that I can borrow using a conventional loan ?

They do qualify you based upon the cash flow of the property, but they have high origination fees, prepayment penalties and higher interest rates than conventional.  

Conventional mortgage How did you add value to the deal?

What I’m looking at now is using the HELOC for a down payment and getting a conventional loan, just need to get someone to bite on an offer that’s low enough for me to at least break even month to month. 

Great place to live and would certainly recommend, but the inventory here is tough as most investors are holding.

And, as it relates to your plan, you probably know the optics of your market better than I, but I find that five unit properties are often slightly less desirable than four unit properties, simply because buyers can no longer use conventional financing for five units.

The main issue with BRRRR is tight inventory.

Look at the inventory levels across the state, big increases.

My credit is currently not the best so I can't re-finance through a conventional means .