HELOCs are very much a short term product, because the interest rates can go up precipitously, they have been called due in past credit crisis situations.  

To access non-recourse financing, your company might need to show a strong track record with larger projects, substantial equity, or seek alternative lending sources like institutional or private lenders.Happy to connect and chat further if you'd like.

-AlexHey Alex, You’re on the right track with the 2 out of 5 year rule.

When you go for the top dollar on a rental listing usually get the people who are rejected from the good leases because of credit and other issues

In terms of financing, one thing that might be worth exploring is connecting with local banks or credit unions that are more familiar with the market in Ohio-they often offer more flexible terms compared to larger national lenders.PS: Here’s an interesting tidbit-Ohio has one of the lowest property tax rates in the country, making it even more attractive for real estate investors.

Check the local credit unions or small regional banks. 

Purchased creatively ( sub too) Rehab (Credit card zero interest)What was the outcome?

I have spoken to several local banks and credit unions and none have any properties where they are in default.

Thus you have spreads increasing (widening) even as rates are moving down.As I'm sure you're aware, the 10Y treasury somewhat tracks the 30Y fixed rate mortgage rates because the average duration of those assets has always been around 7 years (i.e., very close to 10). 

After doing this for over 20 years, I can tell you you're on the right track.