My advice would be go for the most they will loan you as long as you're in an appreciating market and you can find a value-add.

Having owned property in rockford its not a great appreciation area so getting a HELOC will probably take 5-10 years based on loan pay down and maybe some slight appreciation.

This week, two critical economic reports—the CPI inflation report (Tuesday, February 13) and Initial Jobless Claims (Thursday, February 15)—will provide new insights into whether the Fed will stay on its current path or begin signaling rate cuts.Real estate investors looking to finance new deals, refinance existing loans, or time their next acquisition should closely monitor how these reports shape market expectations for the Fed’s next move.Current Market ConditionsMortgage rates have remained stubbornly high due to persistent inflation and a strong labor market.

Still, you may not have to submit your tax returns. more info would be needed to know for sure, reach out to a seasoned loan officer for pre-approval and see if your situation would allow for this. 

To fund your next deal, explore conventional loans (15-25% down), FHA loans (3.5% down for house hacking), DSCR loans (based on rental income), or HELOC/cash-out refinance if you have equity.

I'm guessing an investor who could afford an $800K house wouldn't have trouble getting a loan, but maybe they would like being able to make a small or 0 downpayment. 

Conventional loan What was the outcome?

Points for the loan 1-2 points, so now you are in $3,413 roughly. 

Which was $42,399.08/$35,950/5×100 =  23.5He also stated the total loan was $60,000 and the payoff was $55,004.72 over 5 years....He has 1.1475/5 to get 22.9% ROI....WHAT IS 1.1475?!?!?!?!?!?

This is a large community and someone might give you some insights on the lender or the loan officer.