I unfortunately self financed so my funds are tied up in this one house. 

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?

They don't appreciate fast like a single-family home might in this area.  

But your info is helpful, I'll check that out! 

Would love to get a few referrals  You'll wanna move this thread over to the Classifieds.

This is exactly what I was looking for.

My questions are stepping stones to help people do their due diligence.

This way it’s no up front out of pocket expense for me and they then have the extra money to spend as they need it.

This is everything.

They came over and fed them.Once I posted a 24 hour notice I was coming in to inspect they removed the dogs.My younger son helped me scrape dog poop with snow shovels off hardwood floors.He still to the day says this is the worse thing he has ever done in his life