It's extremely difficult and more expensive to find a lender offering a HELOC on investment property.

High DTI makes it difficult to refinance.

I recommend it all the time to people looking for a steady income and not too difficult job.

It sounds like you may have no income which would make it difficult to refinance.

Some ideas: - Try to put down a bigger down payment, even though it might be difficult.- Look for off-market deals that are much cheaper.

With the rapid variance of interest rates in the past three years, you're going to have a difficult time buying a property in a semi-traditional manner which can compete with those who are sitting at 3% rates and still cash flow.Do I believe the market is going to correct, yes eventually but it will be several years and It will be a slow change.

It is more difficult to execute in this market, but it's doable.

Now, finding properties that are deeply discounted enough where this method can be applied is going to be the more difficult task.

Floor plans, foundations, roofs , grading ......make it very difficult for anyone to help blindly online.  

It is a difficult balance to be considerate of tenants but you have to be considerate of your bank account.