Try America First Credit Union in Utah.

HELOCs are better for short term debt such as flips, cash out refinances are better for long term debt such as down payments on buy and hold.You will have to do some "dialing for dollars" to find a regional bank or credit union that'll do a HELOC on a rental. 

There are many banks or credit unions in the area that would offer less than 20% down of you are living there. 

Idaho central credit union.

Do regular banks and credit unions do 85-90% non-owner occupied loans often?

I personally know people that grew up in communist countries such as the Soviet Union, Romania and Poland. 

The Columbus REALTORS® Multiple Listing Service (MLS) serves all of Franklin, Delaware, Fayette, Licking, Madison, Morrow, Pickaway and Union Counties.Sources: https://www.bankrate.com/banking/federal-reserve/f...https://www.zillow.com/home-values/

@Jim Macedon Talk to a couple of other lenders, especially local/regional banks and credit unions. 

The bank (credit union in this case) appraises the plan, based on all your estimates, including land, construction cost, and permitting.

Conventional loan through Local Credit Union bank.