Just to name a few: Borrower's Experience FICO Loan Amount Loan Type being sought: Perm (30 yr ams), Bridge (12-36mo I/O), Rehab (12-36mo I/O), Ground Up (12-60mo I/O) Property Type (1-4 unit, 5+ MF, Warehouse/industrial, Hospitality etc)If you have a specific deal in mind, then you can have a lender (or broker) look at it and give you a better idea.

You're going to lose your loan from what I understand.

Once you’ve built capital, transition to small multifamily units using DSCR loans for steady cash flow.If you need help analyzing deals or securing funding, let me know.

And if it's a high amount, would you be better off just using that as a downpayment and get a standard new investment loan?

I've seen many investors get burned because they failed to understand their hard money loan terms/rates, even if they did acquire what should have been a home run deal. 

I signed up with them about 3 to 4 months ago, then found out how expensive the loan was to get going with them and told them that I would self finance it instead but they had to cancel the loan first...they use a company called Special Financing Company..the person I spoke to at REI his name is Paul, he said he would take care of canceling the loan, but a month later I realized that they were pulling $599 out of my bank account.

They will go up to 100% loan to value or LTV (or used to). 

There are some HOA's that are in such bad shape they wont allow any type of loans and it must be a cash purchase.

yes, you could use the HELOC as a down payment on a hard money loan, and then the hard money loan for the rest.  

My apartment bldg has 6 units, so it's a commercial loan.