Local regional banks and credit unions are the best place to look for HELOCs, not mortgage companies or brokers. 

Ok guys I need some insight before I go insane ..On my personal  residence I recently did a construction loan for a large addition and had a lot of work done .the contractor has been paid through the bank on five different draws according to what he’s done he’s a small outfit so we’ve been very lenient and the inspector from the bank seem to be as well because he ( contractor) would not always complete the work in the draw outline .

I've come across a couple of banks selling foreclosed properties through quitclaim deeds and am looking for advice on how I should proceed as this would be my first time dealing with this kind of purchase arrangement.

Beforehand, I will also get a day job to get FHA or bank loans.

Some banks will let you do a HELOC up to 89.9%

Too often, the ones that "hook the client" nowadays get bad Yelp reviews:)  You can call Tom at Capital Bank in Annapolis.

I am in the process of buying first property (Out of State) and was close to closing when I got en email from my lender(Bank of America) saying they could not approve my loan because of driveway encroachment. 

Is there a set time or rule that banks use? 

Depending on what you are targeting you may even be able to work with a bank to have funding up to a specific limit available.Next you need to start networking with agents and other real estate investors in the area you want to invest in.

No bank approval needed.