We do try to work with smaller, local lenders...they tend to be more flexible...but if fast is the most important priority then focus on portfolio/commercial style loans.  

This strategy has it's own drawbacks, and requires a commitment to flexibility in where you live over a mid-term period of time.I'm not here to deter you from one investment vehicle or another, just wondering why you settled on BRRRR.

It's a lot easier to rehab empty units, but less cost to do it while rented if your contractor is flexible. 

The rates are usually way better for VA too and their guidelines to qualify are super flexible. 

You definitely have to be flexible

The flexibility to spend it to the limit, pay it down and respend it is tremendously helpful.There's always a chance banks will change lending requirements, and we're doing what we can to eliminate our complete dependency on banks, but as long as you maintain a strong credit score, a reliable cash flow and income, and business at the bank you want to borrow from, they'll likely approve you for the HELOC when you have the necessary equity.Out of curiosity, have you asked for a first-position HELOC?

Purchasing land and building the space would give us much more flexibility, but Im not even sure how much cash we would need for this.

The only way I could manage to make a purchase work at the beginning of 2020 was to a) buy a property with deferred maintenance b) focus on house hacking and c) leverage my flexibility in living situation to increase the rents I could bring in.

I’m currently using an excel file that isn’t quite as user friendly or flexible as the calculators, but is formatted and generates analyses the way I like.

I’m currently using an excel file that isn’t quite as user friendly or flexible as the calculators, but is formatted and generates analyses the way I like.