I have excellent credit rating and available funds for a 20-25% down payment.

I would house hack, but since I have 2 kids and one on the way I don't think that will work lol So has anyone started with just commercial properties, and if I am understanding properly the financing of the loan is based on cash flow not the credit of the person applying...

Take out a 100% Home Equity Loan (not line of credit) from my credit union on my personal home and put some cash with the equity loan for a cash purchase.

I don't know if these are the state laws or if these are lender specific policies.Important to mention, the properties that I want to buy are in TX and I do not own these properties yet.I though it would be pretty simple for a lender to tell me what my refinance options (and costs) are if I tell them the value of the property, how much equity I currently have in it (100%) and my credit score.Am I approaching this the wrong way?

I’ve always heard the refinance discussed as a mortgage - but I’m wondering why not a Home Equity line of credit instead?

How will this impact our credit?

Our credit is pretty much perfect as well. 

we have prepared detail business plans, we also have proper income statements from last two years and have good credit history. 

Try Credit Unions, local and national banks.  

@Frantz Joseph Local credit unions will give you the best rates on these