I would look FAR AND WIDE for someone to do an investment property HELOC -OR- go to a bunch of banks and CUs (including who you bank with now) to find someone to provide an unsecured (or secured if you have other collateral) LOC to get rid of the high int debt.

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

Because it is an investment property, you would pay all fees, including appraisal.

Although things will change this year, between HELOCs, 1031 Exchanges, and a Business Partnership, I'm up to 15 doors (including my personal residence) and I haven't done a down payment since 2015.

We try hard to follow the regulations, including the Dodd Frank Act.

It could be sales, membership fees, or some combination of both.It's up to you to get your information and contacts where it works for you.

ACTIVE real estate investing is an ENTREPRENEURAL activity, which means RISK - REWARD.IF - you’re happy with passive type lower risk investments, your spouse doesn’t have to “be your partner” - as long as they’re comfortable and cognizant of the risks.If you dream of an ACTIVE real estate investing career - it may work only if your spouse is SUPPORTIVE, and willing to accept the risks, which may include the possibility of being wiped out in a 2009 style depression. 

With this structure, lenders can offer more favorable terms, including lower interest rates, making your investments more profitable in the long run.

From our experience with clients, you’d typically expect to pay around $1,000–$1,500 for a single-property return, depending on your situation.If that $6K includes monthly bookkeeping and accounting, it could be reasonable; it could also be low, or high... it all really depends on the number of transactions, bank/credit card accounts, and the complexity of your finances.

Loan from a Solo 401(k):If you have a Solo 401(k) instead of an IRA, you could borrow up to 50% of the account balance (up to $50,000).These funds can be used for a down payment, including on investment properties.