I have learned variability in Heloc's are common. but that seems like a large range. especially since there is no "safe period" where the interest rates wont change for so many years like an ARM.The same lender could also give a cash out Refi at 100% but that would really increase my debt service on my current house to higher than would make me comfortable. not only would my principle go up but i would also have to increase my flood insurance coverage by 50k which is a substantial cost.

Unless there’s some other special technique someone knows about?

BP has a lot of hard money resources, tips and techniques search the threads using key words you will find good info. 400K is not a problem it is the smaller amounts that are are more difficult because they simply do not offer enough of a return for the lender.

Very safe  affordable living.   

The JHA was passed to help these individuals access safe, stable and affordable housing.

As an alternative or complement to traditional prospecting techniques, I would suggest anyone check out Address-Level GeoFencing. 

Not full out warzone but not exactly safe. 

Please be safe and healthy!

Hope you're doing well and staying safe these days :) If the tenant can provide proof of consistent deposit (i.e. every week, two weeks, etc) what we would do at CT Property Management is take the average of the deposits and add that to the applicant's income.

We always strive to keep the guests safe and happy and have taken the approach you suggested in the past.