Found Biggerpockets.com as I was doing a search for California banks who might do HELOCs on investment properties.

Kleisch are currently approved for financing through Greenwood State Bank in Evansville WI.The creation and building of Business Credit is also a priority.Seller Financing of 5%-100% will be utilized when available and if the terms are acceptable, in addition to other creative financing options.Private Investors:Private Investor funds will be utilized as necessary.The Kleisch’s currently have $20,000 available from a HELOC (Home Equity Line Of Credit) to use as necessary.Repair costs required prior to occupancy will be funded by one of the resources above.Private Investor Funding InformationGeneral Information: Funds will be held by a Title Company and withdrawals can only be made with the Private Investors approval.

I think it will need to be made liveable to get  HELOC & you would have seasoning issues.  

I can and do get small loans for properties outside my retirement funds, usually by means of a HELOC. 

I was only willing to do that because the new bank turned right around and gave me a HELOC at 90% LTV so that I was still able to access 20% of that equity.

@Joe Villeneuve Is an Equity Loan the same as a HELOC?

I can verify that b/c I had a drive by appraisal of my house done for a HELOC earlier this year.  

Some suggestions I got from a friend who invests in Philly: 1) Try asking the seller for financing If they have equity in the property and they are an investor they may want the option to carry a note at 6% 2) Try taking out a HELOC (~4% interest) I have another property with ~250k equity, but I maxed out the loan amount on this triplex and that is really risky to try to get a HELOC because I could get denied with the new loan.  

Any leads on banks (or other entities) that would offer a HELOC on a rental property in Florida.

After paying off your original note of $100k, you have $60k tax free in your pocket and a new 30 year note to show for it (with higher payments than you were previously paying)With a HELOC, all you are doing is taking a piece of the equity spread you have in your home.