Markets vary but Atlanta and NE Georgia vacancy rates are very low.

I have researched some of the banks the threads recommend; BECU, Sound Credit Union, FirstTech, and a couple of other bigger ones but would like to see what a local bank would offer.

I don't have much in the way of equity but continue to save to buy my first property, I have great credit and a DSCR lender who is willing to lend to me, but I am missing the equity for the deals.

I’ll reach out to some hard money lenders and definitely look into the FHA 203k Another option that I was recommended by my hard money lender today- was to open a business credit card for smaller loan amounts.

HELOC stands for Home Equity Line of Credit.

I’ve checked into my Credit Union and Primary bank.

Florida would be an exception because it's much lower crime, low taxes, business friendly, Landlord friendly, etc.

If you do need a loan consider looking at agricultural based banks such as Agcredit, Farm credit, etc. 

At the end of the day (and in hindsight) swaps are much more advantageous in this market, BUT require true credit worthiness.  

I suspect you will get direct messages from a few who will propose helping you secure a $50K line of credit, help you buy a home in the lowest barrier neighborhoods in Philadelphia and then help secure a section 8 renter.