HELOCs on investment properties can be tricky since many traditional banks don’t offer them, but some lenders, and some local credit unions might be worth checking out.

Best bet is to try local and credit unions, possibly may have some programs for better rates.

Prove that up to the seller so that they know you are a great credit risk. 

Unless you can weather a storm of bad ROI for the next few years I say you cut your losses. 

If they did, that’s really bad practice management.

This prevents the foreclosure from damaging their credit for years, but also does not return equity.The homeowner may consider selling the house on the MLS or FSBO.  

Bank Recommendations:Chase and Bank of America are popular because of their extensive business banking features and integrations with bookkeeping tools.Smaller community banks or credit unions can offer more personalized service and lower fees, but make sure they support series LLCs.Online banks like Novo or Mercury are great for tech-savvy users who want low fees and easy online management.What to Watch Out For:Hidden fees for transactions or deposits.Limitations on the number of accounts or ACH payments.Difficulty in maintaining clear separation between the series, which could risk the limited liability protection of your LLC.Since you’re using a Series LLC structure, it’s crucial to keep each property’s finances completely separate to maintain liability protection.

The other way I fund deals with none of my own money is using a private lender that I have years of experience and relationship with and/or using HELOC and other business lines of credit.

And you're getting tax benefits.So many of my first-time Colorado investors are afraid of looking stupid because they got a "bad deal."

This gets people burned too many times by getting comps from a wholesaler, believing the comps, and then trying to sell it at that outprice that the wholesaler/bad agent gave is a huge miscalculation.