@Anthony White I have found that 53rd bank will do mortgages below $50k in total value using a traditional 80% LTV.

Below are some things you may wish to consider, as to which Corporate Enity is best, for your Business Model as well as your REI Goals and objectives.Flipping PropertiesIf the primary objective of your real estate business, or one of your real estate businesses, is to buy, potentially fix up an existing property and resell it within one year, the Internal Revenue Service can consider that to be an active trade or business.

On your primary residence you should be able to get a HELOC for up to 95% of the current value of your home, subject to DTI restrictions of course (typically 50%). 

.% down of the purchase price and the rehab costsCan be used for primary residence with 1-4 units (could also be looked at as a disadvantage)  When using 2-4 unit property, projected income from other units can be used to qualify 6 months' worth of mortgage payments can be rolled into the renovation budget if the house is deemed uninhabitable by the HUD consultantCredit scores can go down to 600s (lender dependent) DTI can go to as high as automated underwriting system allows (typically 56.9%)Allows you to buy a property in any conditionCan use it to fix minor repairs all the way up to basically a full tear-downFHA 203k Disadvantages: Interest rates tend to be about .25-.5 higher than regular FHA loan Additional costs include HUD consultant fee, inspections, title updates, and supplemental origination fee (Cost of doing business, but this is built this into your numbers, so it's no big deal)Must use a licensed General Contractor for a full 203k or up to 3 specialized contractors on the limited 203k Must hold onto the property for 1 year and live in it. 

Finding a HELOC on your primary home (if in Texas) will be SIGNIFICANTLY easier than an investment property (if it's in Texas too). 

FHA loan is for owner-occupied only, and the borrower need to prove that this will be his/her primary residence by: 1.

Is the property you are thinking of getting a HELOC, is it your primary residence? 

My wife owns a rental that used to be her primary.

When you're just getting started as a real estate investor, what advise would you provide on approaching traditional financing?

My original plan with the land was to build a primary residence/shop on it because I like the location and got a good deal per acre.