I would look at private money lenders who can consider giving your a line of credit based on a multiple of the cash you have. 

(Some have argued that the actions of the Obama administration were illegal taking.)The main problem with having it controlled by the government is that it has been, and will continue to be used for political purposes, right or left, depending on the administration.I'd rather see it outside government control.

Meetup.com is a good resource for those but some of the groups will also post here on Bigger Pockets Marketplace too.

Great example is Bryan's take on buying chalet style homes in the poconos. 

I have decided to look into a heloc, I'm a bit newer into realest state investing, I have completed a couple of fix%flips this year, I currently use hard money for the purchase with 10% down and I cover 100% of the rehab, with that said even just doing a couple of homes at a time, I find myself around 200k out of pocket, I think it would be a bit easier on myself and wife if we utilized a heloc vs just cash, my primary should appraise around 1.1m and my mortgage is 640k, I'm looking at pulling about 250k for a heloc, I don't want to refi the home and cash out as I only want to pay interest on funds as I use them ( I know I won't always be using the heloc cash) Any advice or even knowledge for people in a similar situation, and anyone have a referral for a Heloc?

I'm still finding duplexes on the westside in this price range getting similar rents, if not a bit more. 

This question is definitely very location dependent - licensing across state-lines is a tricky thing to navigate so depending on the size of the lender they may operate in one metropolis or all over the country.

I found it listed on Crexi, it was a dissolution of partnerships and we able to raise the funds and negotiate a quick closing.

We are closing on our first South Bend rental property next week, as our local market opportunities have become non-existant unfortunately.  

@Eric LoweThere's a company called Rental Property Refund that does cost segregation studies virtually, based on self-reported data from you.