I work as a civil engineer for developers working on master plan communities, commercial buildings, and multifamily product throughout the Central Texas region.

For primary residence, investment property held in my own name and investment properties held in an LLC, I'm interested to find out which financial institutions offer HELOCs and Cash Out products and the details for each.

@Steven Marks2x closing costsCondition of property may not work for the buyers desired loan product.

If you had a beach house that slept 40 people, yea you'd probably see a decline in the off-season. 

@Tony Salemi - both Liberty Bank and Wintrust are doing 75% LTV on commercial products at this moment.

FROM MONEY It's About to Get Easier for Over a Million Homeowners to Refinance Their MortgagesTwo new mortgage refinance programs launching this summer should make it a little easier for lower-income borrowers to save on their home loan payments.Starting on June 5, Fannie Mae will offer a product called Refi Now.

I have plugged in the numbers for a practice analysis and couldn't help but notice that the loan payoff never declines over time. 

Local relationships are good, but conventional lenders have the same line of products...the creative lenders will have a very different portfolio of products...the product you need may not be offered by local lenders in your area.Lenders have zero influence on the deal itself outside of what an independent appraiser/inspector relays to them...local knowledge of markets is not in play at all.

StephenHI Stephen,Most conventional lenders will allow 1 30 day late within 12 months but not 60 day late and if you have multiple 30's you generally have to wait 12+ months to re-apply.There are other loan products that are called non QM or non qualified mortgages that might entertain your scenario.

Other times I filled out an RTA and Section8 declined the RTA due to rent being too high.