Before Obamacare, it cost me $2,000/month for private health insurance.

Depending on what state, I may know a private lender in that market.

Hello,My name is Chris and I am a member of of private equity group that buys apartments and hotels.

Also, if you'd prefer to talk privately feel free to DM me.Here are a few questions that might help me clarify everything:How much equity do you have in your investment properties?

In general, when I've called Cobb County, I've found it really depends on who you talk to, some of the people there are knowledgeable and helpful and some really don't have a clue and are not very customer-service-oriented. 

Which is why, it seems my only options are conventional investment loan, seller finance/assumable, 2nd home loan, hard/private money?

If you're using the HELOC for just the down payment portion on the investment property, then you'll likely need to fund the rest with private money or a HML and then re-fi out to conventional once you've renovated and rented.

You can set up templates to save time and customize them to match your brand.

Making your investors feel safer, syndications require a government-regulated private placement memorandum (PPM), which spells out how the investment is being set up and the returns and risks involved.On the negative side, real estate syndications are expensive and complicated with quite a learning curve.

For the past 15 years, private/hard money rates have averaged somewhere in the 12% to 15% ballpark for 6-to-12-month bridge loans.