With just the recent 50 basis point increase in rates lenders have dropped the LTV they provide some borrowers. 

If you have great credit and good income, you could borrow money on a personal loan, remodel the whole building to increase value, and then refinance to pay off the personal loan.

Also, you probably know this, but if you are borrowing to invest, your Cash on Cash return needs to be higher than your HELOC rate plus whatever spread that you require.

If you are the only owner of the company, you can borrow do a refi/cashout of the property under your name.

He’s wanting to purchase a house with his remaining entitlement which is the amount he can borrow without a down payment, and then fund the rest with another loan - either conventional or FHA.

you are co-borrowers using his benefit status. 

His assistant talked to me.

An architect can also assist you, if the property is a single family or duplex / smaller property.

I also borrowed 80% of the purchase price from this local lender.

I am going to try seller financing, I would first like to see if the bank can bring down some of the fees they tacked on for the borrower to make this a bit more appealing.