Hi Anna,You're at the point in which it is best for you to find funding with a private lender.

After an intro call and vision board, intro to strategic lending partner, four physical tours, two offers on two properties (with the second accepted below asking price) a quick inspection with (minor inspection issues resolved by seller), appraisal waiver and below market rate lock..

As for the HELOC, the more I research the more it matches your comment regarding using it for home improvements / flips so I may sit on that for a little bit until I educate myself further on those topics.As for raising capital, I have read the private lenders are a popular way and hard money loans which I do not fully understand yet.

Private Money: They encourage deals to use private money for rehab4.

In a few posts, it seems as if some brokers will not just work with banks, but have developed relationships with private money lenders and will help investors find them.

It pays well and allows you to build connections in the real estate world (if you are working privately and not for the government). 

As far as finding private lenders, you are on your own.

Financing options include conventional, FHA, private, and hard money loans.

Have you been leaning towards traditional lenders, or are private and hard money options becoming more appealing?

Have tours with 2 different agents.