Check with your local community bank and credit union. 

@Ryan TongueWe started with a smaller credit union and ended up switching to Chase as we grew.

And irritate the construction unions?!

I use software from the hedge fund I work with a hedge fund that connects TO 4500 BANKS, LENDER, AND CREDIT UNION I can take a scenario to add it to my search engine it runs many different quotes so when I'm working with clients I put 5-10 quotes in from of them and save them lots of time and money and they go with the best program that fits the deal

My advice for conforming borrowers (FHA, VA, AA+, W-2/Full Income) is to check with your current bank or credit union with established relationship.

Has anyone found lenders (preferably credit unions or small local banks) that do HELOCs on investment properties, or are okay with a tax return that shows income generated occasionally on a 2nd home?

Does anyone have experience with a bank or credit union that is offering Helocs in 2nd position on small multifamily investment properties without goin the commercial route etc...

One works for MTA, other is a teacher in Union county. 

I applied for a loan with my local credit union, but they called me to ask about the purpose of the funds.

If you do a construction loan, I would recommend Jason Chambers at United Federal Credit Union (I can send contact info) and Patrick Blackburn at Movement Bank (I can send you info).