Additionally, national lenders like Chase and Wells Fargo have strong multi-family loan programs that cater to out-of-state investors.Scaling OwnershipGiven your available cash and equity, here are a few strategies to consider:Leverage Existing Equity: Utilize the equity in your current properties through a cash-out refinance or HELOC to increase your purchasing power.Partnering with Other Investors: Consider syndications or joint ventures, which can help you scale more quickly without using all your own capital.Diversify Markets: While the Midwest is great, keep an eye on emerging markets across the country that may offer similar benefits.Focus on Value-Add Opportunities: Look for properties where you can increase value through renovations or improved management.I specialize in selling new construction duplexes in downtown Indianapolis, and I’ve found that multi-family properties here provide strong returns.

Assuming your DTI is in good shape, the easiest way to put the least down out of pocket is to use a HELOC on your current property as your down payment and conventional loan for the rest of the purchase. 

But everything I've read says you can't actually get a HELOC on a rental property in Texas.We're also not really interested in refinancing the Texas home - as we've got a 2.5% rate on it and any refinance at current rents would turn it into a cash-flow negative asset.Anyway - we think if we moved some other investments around we might be able to find the $137K to pay off the loan outright - owning the land. 

Other options would include tapping into the equity of the current property through a heloc or cash out refi to fund the next purchase, or be able to put 20% down for a straight investment property or using private money.

I prefer a HELOC to a loan. 

We’ve looked into the refi or HELOC paths.

Hey everyone, I’ve been calling around to banks trying to find someone that offers a HELOC on an investment property.

Sounds like you need to sell one or two, or you can do a HELOC (check more than one lender on HELOCs on them) to value add the deals (ADU, and or buy another property to cashflow). 

I personally like having a heloc.

Plans:We have been investigating getting a HELOC on the duplex.