My down payment is from my HELOC and will need to start paying back right away. $300/month payment.

I have the money ready to go using a HELOC with a primary house and bank #1 but I also have my LLC for running the rental property business/deeding properties into it once I have them with another bank account I'll call bank #2. 

The only way hard money **might** work is if I can get one of the places to appraise for $1.5M but get my friend to sell it to me for $1.3M so I can re-finance or do a non-owner occupied HELOC in six months or a year and pay back the hard money loan at that time.

I am not looking for a HELOC, but rather something that could be amortized over 20-30 years.

They can take out a HELOC or borrow against their 401k (if their plans allow it).

Because of that I cannot transfer the properties to an LLC or sell them because these options would have a negative effect on my Japanese taxes.But I can refinance them (rate and term or cash out), I can get a HELOC and I can pay off the mortgages (this would free up Fannie/Freddie loan slots).

The two strategies I come across a lot in my research are the 1031 exchange and the HELOC (Home equity line of credit). 

I am not sure if that equity is best used as a refi or heloc in buying our next rental or should I forgo both for traditional financing and hope to save the 25 percent or so first?

The remodel is 80% done, but I'd like to see if I can get a HELOC to help shore up some final costs.

I can also always do a HELOC in the future as well, since appreciation in usually on my side here in LA.