We always tell our clients to exhaust the cheap money first.Let us know what the rates those banks offered are so we can see the difference. 

While you wait for everyone to answer you, I suspect you'll get quicker information by doing some searches here on BP, for terms like rehab funding, funding for flips, hard money, private money, construction loans, rehab loans, etc.The topic has been discussed exhaustively here, and continues to be discussed almost daily.

She is a single woman in her 40s that lost her job due to mental issues and exhausted her savings.

Maybe you kitchen or bath don't have an exhaust fan.

Figure low down hard money option to cash out refi/perm debt. 10% down is likely only available via Fannie/Freddie which would get exhausted prior to reaching 10 properties. 

Now you've exhausted what's left of your HELOC and you haven't turned a single unit yet.  

Between keeping up with news, trends, company research and data it gets exhausting.

.- Swap out shower valve - Install trim for shower and vanity faucet including p trap and full plumbing connections for function shower, toilet, and vanity faucet system- Reset toilet or install new toilet, caulk baseTile / Flooring - Provide new cement board with waterproofing - Install tile (provide exact spec, and designate wall and floor tile specs)- Install 12" x 12" niche in shower on adjacent wall to shower head, center on wall- Install new floor tile, (provide grout color spec for shower and floor)Mechanical - Swap out grille on existing exhaust fan Electrical- Provide GFCI outlet next to vanity - Install new vanity light fixture - Provide can light fixture over shower area- Install trim for switches, covers, etc.

So assuming both you and your husband's name is on your primary residence that leaves you each with 9 available mortgages. 1st step should be to exhaust all 18 of those using 25% down.

Very exhausted though.