I come to the all-knowing massively experienced forum members for their help and guidance once again!

My credit score is excellent and income is not massive but I do so so (less than 40K). 

I would love to be able to leverage my own equity to finance this project, but short of doing 5 HELOCs, I am unsure of how to proceed.  

What area of Philadelphia are you looking to invest in for your next project?

I've saved a lot of cash by doing it myself over the years, but often, at the end of the day, what I saved was less than the rent income or carrying costs I incurred.I still have rentals in Madison county (Harvest-Toney- HSV Sec. 8) so feel free to keep me posted on how your new project develops. 

I have 13 years of experience and a dedication to each project. 

Anyone have any idea of who would fund smaller projects or better yet fund multiple properties in one larger loan in New York State?

I hope you will find a realtor that specializes in investors and REOs asap that will show you on MLS the props that are availableIm not in the business as you know, but I know several props that already have tenants in place and investors that bought 6 +years ago are ready to sell...those are easy deals to run the projections on.Before you take any more time thinking about all thepossibilities...go ahead and get your loan qualifications done/ financing letter of approval Because you will have heartbreak if you find an incredible deal and you are not prepared to jump on it.( There sure are incredible deals even today in South charlotte but only for those investors prepared to take action.)  

If you hire the subs then your gc may need to have a specific project manager insurance policy to cover that.

@Will Barnard If I found a lender / JV partner who provided 100% funding for this deal, I would have no problem at all splitting the profit in their favor, especially since this would be my first project.