And maybe it's not all or nothing for a given method, sometimes a combination of various financing tools is what wins.

You can combine a bunch full-time of investors together and would be hard-pressed to have a repeat of your story with a car crash.

It is a rare interest rate environment when you have a HELoC rate sufficiently lower than a fixed-rate mortgage (still likely not lower than a variable rate mortgage ... which are not available in the U.S.A.

I have a rare opportunity to purchase a beautiful old historic inn that I've had my eye on for about 15 years that just came on the market.

There was a glut in wineries not long back when The Australian dollar was high and people who once couldn't get enough of Australian wine suddenly turned back to relatively cheaper and more fancy sounding French and Italian plonk, combined with the change in regulation in the Chinese wine market that killed it as a business drink.

Finance was a combination of a few different vehicles and ultimately ended with a HELOC which was then used to fund multiple other projects over the years.

Risky for your client and they rarely work out.

(The exception would be the rare deal where the property changes hand for a price far below real market value).The sub to or wrap adds a certain degree of ADDITIONAL risk of failure.  

Combining these strategies often gives investors the best balance of cost, simplicity, and security.

I rarely see ledger boards secured and flashed properly as one example.