Hi group I’m looking for lenders that have programs for heloc on investments properties I’m in lake county IL right now I believe is better to do a heloc or 2nd loan because if I do cash out refi I be loosing cash flo...

I am a mortgage broker and specialize in STR (conventional & non-QM products). 

@Sean OToole  has built an awesome product and I believe they are rolling out nationwide either soon or shortly.. 

BiggerPockets happens to have a book on the topic written by yours truly--it's available here:  https://store.biggerpockets.com/products/the-hands-off-inves...

I recommend you attend a free product demo webinar so you can see if it's right for you.

A lender needs to know what problems their loan products solve and what they don't. 

I think I'll save more by using an experienced local architect that can provide contractor contacts and cost-saving design features and products (like windows, doors, finishes, etc.).  

I supply paper products, coffee, hand soap and cleaning products.

And that in itself has been the differentiating factor on why we are the most reputable turnkey RE company in Ohio/Midwest.I can confidently say, on behalf of @Engelo Rumora and myself--- we stand by our product and services, and feel there's no mistake or misconduct here....I'm sorry you weren't pleased but the numbers don't lie and you received a great ROI. 

Sell the asset and reinvest into a more productive asset.