I have traditionally paid less than 1% for my state.

I have a 4 unit in a bridge/rehab loan that I need to refinance. The property is in IL. The property numbers are excellent. I am a very experienced real estate investor and house flipper.I'm having a hard time finding...

That doesn't mean you need to have a traditional job.

I buy one small multifamily every year or so, with a partner, and slowly compound my wealth with traditional 25% down payments and 30-year mortgages. 

I am currently using the simple/traditional long term buy and hold strategy on single family homes.

DSCR loans are a great option for investors that don't qualify for traditional financing options.

Part with your heloc and part with a traditional loan.

Even if the MTR strategy doesn't work for us, these houses still do well as LTRs, so we do have a plan B.If this works out, we'd like to continue purchasing properties utilizing business lines of credit for either the down payment or the entire purchase (more likely the entire purchase as the low price points make these properties difficult to finance with 15-25% down); I'm a traditional lender whose 100% commissioned without 2 years of said income on my taxes, so I'm ironically ineligible for traditional financing.

Done some research in different counties and found it will be quite hard to accomplish my vision if I try to build in traditional towns/counties due to zoning ordinances (might need a special use permit, could take months to years, etc.). 

I bought most of my houses through non traditional means.