You can use your HELOC for down payment to acquire the property instead. 

Without the upside of a good neighborhood and/or quality property, I don't love it. 

Connecting with local investors or agents experienced in VA loan-friendly multifamily properties can also help.Good luck!

Quote from @Jokari Trueheart: HI, almost 11 months ago I purchased 3 duplexes and I borrowed the funds from my personal residence which I took out a equity agreement for the down payment on the investment property, great idea at the time because I have 10 years to pay it off and theres no payment requirement, but , I learned more about the consequence that it takes a large chunk of my equity the longer I take to pay it back, so my goal was to refi cash out the investment property to pay it back but I don't think theres enough equity yet to pull the full $106k needed, I only borrowed $88k but with the equity percentage for one year i'm paying about $18k in equity on top of the amount I borrowed if I pay it off in year one, so I need this paid off ASAP before it increases more.

For example using and LLC to take revenues from properties Etc.

I have REPS by actively and materially participating in my rental property portfolio, and also work as a real estate broker full time (1099 collecting commissions through a single member/purpose LLC) from buildings I sell.My losses from my rental properties (LLC #A) largely offset any federal and state taxes from my brokerage business (LLC #B).

They are multiple factors that go into the rate though (such as how high is the loan to value, type of property, credit, to name a few). 

My business could then pay the utilities, property taxes, mortgage interest, insurance policy, and home repairs. 

@Dan AudinoFor path #1, is your eventual goal to rent out the property?

I have had hundreds contact me over the decades pitching properties at crazy prices.