HELOCs are definitely a good option for financing BRRRRs.

Head over to bank rate or and take a look at the mortgage calculators, plug in the numbers and get an idea of what the property needs to generate to satisfy the intended debt.You still have to underwrite the deal for the non-finance expenses as well(typically 40-50% of the gross rents). 

The Role of Private Lenders in Joint Ventures- Private lenders provide the necessary capital to fund JV deals, often filling gaps that traditional financing can’t. - The advantages of working with private lenders: - Faster access to funds compared to banks. - Flexible terms tailored to the specific deal. - Ability to leverage their network and experience in real estate. - Private lenders are not just sources of capital but can also be strategic partners who bring value to the table. 3.

Cash flow positive rentals would not tie up my finances as much and allow me to turn around and buy more. 

This would be my second purchase in the Pittsburg area. I am partnering with another investor who owns 4 single family homes in that vicinity. I own 4 rental properties and a small strip mall in the Baltimore area

You may just stumble into seller financing if play your cards right.

I can’t give condos away and many investors are under water as they either re-financed, took out a reverse mortgage or had non/paying tenants carried over from the COVID moratorium.  

That said, I do work in a commission-only sales position right now, of which I have no issues with, and have studied on topics of underwriting/modeling, finance, development, among many others.

The financing will then dictate which markets are and aren't within your budget.

How did you finance this deal?