I'm a GC as well and did the math, the Heloc would save considerable interest because it would average on 33% of the balance borrowed at any one time (and thats assuming constant deal flow).  

Theyre great products for self employed borrowers who will not qualify for traditional loans, but there's a premium for that convenience.

Roll them all up and the averages are:purchase $154krenovate $47Ksell $232kThese are gross numbers, not including closing costs, borrowing costs, holding costs, licensing and permit costs, G&A, overhead, commissions, forward rate buy-downs, and lease-up fees, to name a few of the many expenses incurred. 

Assuming you would have to permit things if you borrow hard money for reno, not sure I'd be interested in that.

Speak with lenders early to understand your borrowing power, and explore multifamily properties to maximize your house-hacking potential.

Quote from @Brandon Croucier: The loans are available but nobody wants to do them.There always seems to be something wrong with the properties, as lenders we just can't make enough $ for our time.9/10 Borrowers also complain about the "excessive fees" for the loan amount.If you are okay with paying 8k in closing costs then the loan is available. 

Don’t forget heloc, DSCR, 2nd on primary, borrow from retirement accounts, credit card cash advance, property reserves, home improvement store credit, etc etc.

I don't have much cash to put down for a property and don't have anyone to rely on to borrow capital.

Transfer of the Property or a Beneficial Interest in Borrower.

We understand that not every lender will provide us with a commitment letter due to risks outside of our control (the market, covid, the borrower, etc).