Our goal is to utilize the appreciation we've gained to re-invest in something more active and produce a higher income. 

I would suggest a few items: 1) Ensure you have cash on hand to make payments on the HELOC during the project, 2) Try and find a HELOC product that only requires interest-only payments (therefore reducing your payments during the project, 3) Build in some cushion on timing of the renovation and sales process for the flip in case either takes a few months longer.

Some providers take the approach that a furnace or water heater with several years of expected life shouldn't be replaced in the rehab, but that the final product should be priced accordingly.

Here's the jewel of it.My partner and I are looking to get financing on a Tri-plex in Central FL, we will be splitting the down payment.We'd really love to get into the property with 20% down max if not less, most conventional lenders ive spoken to have said they cant get anything under 25% on an investment property, But I'm determined to find one that can. whether it be DSCR/Rental loan, conventional or whatever products are available to fit with our goals and criteria while stilling giving us some scaling capability as were not looking to stop at this property, hopefully 2 more multifamily properties to acquire in the next year to 18 months!

@Kyle Daniels I know Jeff Basler with SLS Financial has several options for investors that may be alittle more attractive than typical hard money loans, and he has been developing some longer term/portfolio products too.

The LTV's on these products for cash out are up to 75-85% depending on the product and the investor offering it.

How can you grow your masonry company and you become hands off with daily production? 

Yardi is popular in the multifamily space and they have a cheaper product called Yardi Breeze, might be worth checking out. 

@Sean Thomas doubt you will find a lender that will have a product for rentals with that a low of down payment.

After that, I started talking to lenders to figure out who had the product I needed and then who was the most responsive.