Cash flow keeps the lights on but appreciation is what will make ya rich. 

Creative & Seller Financing OverviewSeller financing allows the seller to act as the lender, enabling you to purchase without traditional bank involvement.

It seems a traditional sale gobbles up half of it in closing costs.We refinanced early last year, and another refi would cost ~$5k, plus w/ the LTV, I don't think the numbers work out just right.Too bad we were too naive to even consider those offers when they were handed to us.

I have most recently read in the last 2 weeks, Poor Dad Rich Dad and Bigger Pockets Invest In Real Estate the Ultimate Beginners Guide to Getting Started.

A prudent investor doesn't seek quick riches through shortcuts.

Most people are not rich there, look at the cars. 

When I had my traditional HML company and 100% of our funds were investors

@Charles Kao I believe he means attorney & Title Services that are familiar with non traditional or creative Transfers or Sales of property that don't include Banks.

A prudent investor doesn't seek quick riches through shortcuts.

I talked to my lender contact and, as Kerry mentioned above, it's pretty uncommon that a traditional lender would offer a HELOC product on an investment property (non-primary home).