Portfolio Loans – Also, community banks and credit unions offer portfolio loans to finance many properties under one loan structure.

Learning that I prefer money invested in real estate over money sitting in the bank... don't we all?!

@Eric Huntermark Unless you're already independently wealthy, a conventional loan product (assuming this = bank/credit union loan), is going to probably be less attractive for you and most banks/credit unions don't lend to flippers.

We have a 3% rate so dont want to refi but the property has appreciated quite a bit so would like to tap into that equity to fund our next deal.I am having some trouble finding lenders that offer helocs on investment properties.Does anyone know of any banks and/or lenders that do helocs on investments?

How do I go about finding the best banks or companies to get pre-approvals and is it worthwhile to get multiple?

Don't leverage your property with a bank.  

He may accept a lower rate than bank financing.

If your 5th deal is good, you should be able to find funding outside the banking industry.

If they do, your best bet is a local community bank that funds these types of properties.Another option is a private lender but that money will be pretty expensive, as mentioned 10%  + 

Make sure to provide clear disclosures to the seller about the risks involved, especially regarding the existing mortgage staying in their name.Insurance Considerations – You’ll need to work with an insurance agent who understands sub-to deals, as the lender might require a policy that keeps the seller as the named insured.Due-On-Sale Clause – While banks rarely call loans due, it’s still a possibility.