HELOCs are not available because they are residential loans guaranteed by individuals and what you seek is a type of commercial loan or credit line which are available to seasoned companies with proven financial track record.

It will take at the very least 200 units to achieve that income goal.

Vanessa, If you choose the seller financed route, you could potentially continue investing under the bank's stringent debt-to-income radar, so to speak.

So, when Trump changes to no tax on tips I feel inclined to change my rental income structure.50% reduction in rent.Previous 50% made up from a mandatory nontaxable tip. 

Section 8 is best used as a risk mitigation tool for properties in super low income, high crime areas.

First, banks do not prefer W2 income over 1099 income at all.

Cashflow is guaranteed, Appreciation is gambling, blah blah blah.

In this case even if the project went south and you broke even or even lost money, the equity (debt) you used would still be covered by the income you are earning on the rental property. 

Hi @Andy S. 3x monthly rent for income has worked well. 

How much income do you need, and how much do you want?