Conventional?

If you're not using Hard Money and the property won't qualify for conventional financing, then you'd probably need to locate private money or if you have friends with IRAs, they can be self-directed to invest in real estate.

Refinances are still active, slim pickings but some players are out there who are direct lenders, flip loans are also available (75-100K) min property other than conventional and gov backed loans.  

If they want their money back fast like a flip then let them flip it and you buy it as a primary residence with a conventional or fha mortgage.

Dan, Investment HELOCS are extremely hard to achieve considering they are not DSCR underwrites. they are more traditional conventional qualifications.

-are you buying with conventional or DSCR financing? 

Quote from @Zongfu Li: An agent named Mathew Dial contacted me for loan opportunity and told me how flexible and how easy they can provide bridge loan lending and conventional lender.

I own a home currently with a conventional loan.

Outside of Real EstateMany of the business here in the south don't use digital marketing, ads, etc.

There is also a ton of different financing strategies available other than your conventional mortgages.