Dan, Investment HELOCS are extremely hard to achieve considering they are not DSCR underwrites. they are more traditional conventional qualifications.

The problem is: A traditionally financed low-down payment house-hack with traditional long-term rents simply won't cash flow during occupancy, or after, in many MCOL-HCOL markets in the US. 95% leverage at even 5.7% just won't work in a lot of cases right now.

On the other hand, if you're aiming for long-term rental properties, getting prequalified with a lender specializing in traditional loans or DSCR (Debt Service Coverage Ratio) loans is key.

@Stanley Nguyen You can have an SDIRA despite having a 401k through your employer - it works just like a Traditional or Roth IRA.If you have SE income, you can have a Solo 401k, too, but you are subject to the annual contribution limits across both plans - your Solo 401k and your 401k through your employer.

A prudent investor doesn't seek quick riches through shortcuts.

Id keep looking if it was not an approved short sale ( even an approved short sale takes a very very long time and theres no guarantee that you will even close on the house after months of waiting). q1)There are plenty of non traditional lenders that could offer you construction financing if the numbers make sense but it will cost you with points and a higher rate.

If I were to do a traditional VA loan, the loan would be close to 7%.Below are what I understand to be the numbers so far:Seller purchased the property in DEC 2022 for $1.13M (owned for 2yrs)Current estimates are Zillow= $1.26M/  Redfin=$1.323MOur agreed purchase price is $1.25MSeller financing would be $120k @ 8% for 3yrs.No commission cost.Small percentage of fees/ costs in the tune of 1.5% of loan amount.Let me know what you think and if you need any additional info.

If they hire our management company, Premier Property Management, we have a very traditional fee structure similar to other management companies. 

And communications from REI is far above the industry average that I can tell you.SFR rentals are not a get rich quick or cash flow to live off of.

Private Money Loan: Private lenders might be a flexible option, especially if traditional routes don’t work.