For a traditional Heloc at most small banks/CU's, the rate will be variable and will be WSJ Prime + a spread that represents the borrower's credit risk.

For traditional loans that rely on personal income and DTI (Conv, govt), there is no requirement that the properties be profitable.

This may provide you with lower down payment options and more favorable terms.No Documentation Loans:While traditional no documentation loans are rare, exploring private lenders or hard money lenders might offer alternative financing options.

In addition, high cost RE markets traditional have greater rent growth than low cost RE markets.  

Creative financing: Explore seller financing or subject-to deals for your next property, which often require less upfront cash and bypass traditional lending limits.You’re on the right track thinking long-term—house hacking and leveraging your duplex are great moves.

I will get a lot of fun out of it, plus make money now and off their future efforts which I will not be involved with, other than as a Passive recipient.Cost- if you did traditional logging and sawmilling operations, you would need about $3,000,000 of equipment on the cheap to start out. 

I am at 4 now and hoping to average 2 more per year yet ready to quit my traditional job ASAP.  

It's not a traditional school building.

We syndicated 75%, plus costs of the purchase price and financed the balance with a traditional loan.We shopped around for weeks to find the perfect loan with the best rates and terms.

Live in one unit and rent out the others to cover your mortgage.Seller Financing: Negotiate terms with the property seller where they act as the lender, often requiring a smaller down payment and bypassing traditional underwriting.Partnerships or Joint Ventures: Partner with an investor who provides the capital in exchange for a share of the property’s equity or income.Lease Options: Use a rent-to-own agreement, which allows you to control the property while saving for a formal purchase.BRRRR Method (Buy, Rehab, Rent, Refinance, Repeat): Acquire a distressed property with short-term financing, rehab it to increase value, rent it out, and refinance to recoup your initial investment.Pro TipStay in close communication with your lender as you approach your next purchase.