Best places to look for a HELOC are often the small community banks and credit unions close to the property.  

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score. 

The Retainer Fee is credited towards whatever they buy from us in the 90 days, so in effect, costs them nothing.Note: we're not doing this to make money, but to avoid the time-wasters.

Also helping was a relationship with that bank (deposit accounts) and good credit. 

While I do not have an official W-2 currently, I do have a steady income, great credit, and have money saved as well from working since I was 13 years old.I relate to Ian Kay in his journey but also am very determined to make my goals/dreams a reality this year by July 2025.

It is easy for people to download fake W2s, ESA paperwork, etc, with a few mouse clicks and a credit card. 

Dedicate one checking account and credit card exclusively to real estate.

Focus on rebuilding your credit, saving for a down payment, and learning the local market.

At the moment with 3 rentals (6 total units), I have one account and a credit card associated with it.

Take out an equity line of credit on the property that can be sides as the down payment for the primary residence.