HELOCs are typically bank products, not mortgage company products, so they have a lot more leeway in how they underwrite them. i.e. they are not trying to meet some government organization's criteria, just their own.

How are you getting 5.125% fixed for 30 years on a commercial product?

Have a blessed and productive day!    

Home is a 3/2 1,400 SQFT home on a 8,300 SQFT lot Purchase Price $155k (01/29/16)around $25-30k in rehab and closing cost  Estimated sale price $250-260k Here are some photo, hopefully I can show you guys the finished product but this would give you a great idea of that we've done and the quality! 

I look at it a a hobby and something that will provide me a valuable product compared to any other hobbies.

The 4k I save could go in to those systems; but saving to produce a subpar product is not something I am willing to do; you've got a good point the more seasoning I have the better deal I can negotiate on both ends.

We started buying and renovating income producing buy and hold/wholesale properties as well as flips back in 2000.  

We just completed a 20 unit new construction apartment project and are now seeking investors for a for sale product consisting of 8 townhomes.

If you want a short seasoning period, you will likely be getting a commercial product.  

I take it as my responsibility to produce for the greater good given the advantages I've been lucky to have (luckily I believe the system will reward me greatly for my work).