Proper underwriting - this includes an appraisal, loan app and full underwriting to comply with CFPB regulations.2.

One solution could be a Debt Service Coverage Ratio (DSCR) loan.

2nd home loan How did you add value to the deal?

If you Bank/Lender does not allow it you can refinace the mortgage into a DSCR or true Portfolio loan program. 

I'm not sure I can copy and paste my Excel spreadsheet, so i will approximate the numbers here.Strategy:Take a Home Equity Loan (second) on our primary @ 5%.Pay off existing HELOC (variable, at 7.5% now), use remainder ($120k) to buy the land (plus 30k of our own cash).

I am sure the interest in that hard money isn't great.All DSCR loans I have seen require at least 12 months.

Gradually scale by researching high-growth markets, partnering with experienced investors, and exploring financing options like SBA loans.

For active investments I advocate considering how you can diversify WITHOUT ceding your competitive advantage nor the superior profitability of the niche your in.As an example my business is running an investment fund and syndication high interest commercial mortgage loans secured by income producing real estate. 

This property is in the next state over from me (only about 90 min away) and is a 5 unit, therefore I'm looking at a commercial loan. 

It’s a bonus if the bank offering the HELOC also handles BRRR loans — they’ll be more flexible and accommodating when it’s time to pay off the HELOC with a new loan!