Any suggestions on a financial institution for a loan? 

As of my last update in April 2023, the definition of an accredited investor includes, but is not limited to, the following:Income: Individuals who have had an income of more than $200,000 (or $300,000 together with a spouse) for the past two years and expect the same for the current year.Net Worth: Individuals with a net worth exceeding $1 million, either alone or together with a spouse, excluding the value of the person's primary residence.Insiders: Directors, executive officers, and general partners of the company selling the securities.Professional Experience: Certain professional certifications, designations, or credentials or other credentials issued by an accredited educational institution may allow an individual to be considered accredited.Knowledgeable Employees: In the case of private funds, "knowledgeable employees" of the fund are also considered accredited investors.Institutions: Banks, partnerships, corporations, nonprofits, and trusts with assets exceeding $5 million.By imposing these criteria, Regulation D is meant to ensure that all participants in such an offering are capable of fending for themselves or sustaining the risk of loss, thus requiring less regulatory protection.Under Rule 506(c), it is not enough for an investor to simply claim accredited status.

Skyline (Designed for institutional investors and asset managers focused on commercial portfolios). 

Even worse, some job sites have potential mold growth internally.I have discovered that most of their current job sites appear to have been abandoned or close to being abandoned.

I want a HELOC, but have never heard of anyone finding an institution who would do it.

While we were in escrow, the title company discovered that the owner didn't disclose a second mortgage on the house to neither her agent nor the title company, her plan was trying to dismiss the foreclosure in court and hope this would go away before anyone would find out about it.

However, please know that the investors are even more frustrated by the need for more transparency.The investors discovered that Bennah Oaks LLC is owned by or connected with WD Invest.

They sound like regular conversations where the RE professional/investor is genuinely interested in discovering the seller's pain points to help find a solution.All the best!

If you don't have a credit card, I would recommend Discover's credit card for college students. 

If the institution is a bank, like a small community bank, it is likely a portfolio loan and they own it and always have.