I think I do and don't get what you mean.

If you're getting back into the lending game for long-term hold investors, a realistic “ideal” loan might look like this:Rates: Somewhere around 6-8% interest, depending on the risk profile of the borrower and the property.LTV: 70-80% LTV is solid, especially if you're aiming for lower risk.Term: 5-10 years works for LTR investors who want stability.Fees: Reasonable origination fee (1-2%) is expected, but avoid nickel-and-diming borrowers with hidden fees.Prepayment: A soft prepayment penalty could be fair if paid off in the first couple of years, but after that, no penalties.Speed: Being able to close quickly (within a couple of weeks) would be a huge plus.In short, give investors a competitive rate, decent terms, and flexibility on prepayment, and you’re golden.

I have an off market commercial deal in a hot investment area I'm able to get seller financing on.

Get your service load up to maybe 300 amps and then talk to electrician. 

Now I have the opportunity to buy another co-op (the one next to mine), but I don't have more cash, maybe I can apply for another HELOC to get around $100K, but still will be short for $50K since the asking price is $150K. 

He needs properties and connecting with agents is a very low cost way to get properties, as Realtors are trusted sources for motivated sellers and naturally get deals brought to them.

@Errol Graham you're in a tough position - too small for better software systems, but getting too big for spreadsheets.Stessa may be a decent option, as you should be able to track your accounting so you don't miss something or double enter a bill.Depending on the cost of QuickBooks, you may want to look into Buildium.

How far forward do you get bookings for this property? 

You can be ready to acquire properties at a discount from those forced to sell due to cash flow issues​.Focus on Cash Flow Today: With BRR"R"RR, you are prioritizing properties that cash flow from the start, making your investment stable and less reliant on speculative future appreciation or short-term market shifts.

A DSCR Cash Out Refinance is what I am going to recommend on this.Typically can go up to 75% LTV on a cash out if you have good credit.There are plenty of lenders around here who can get them done,On a DSCR loan we do not take into account your personal income but instead qualify you based on the income generated from the property.