I am throwing out offers daily.

Come to think of it, there's not really anything I can think of that they offer that compares to the reliably up-to-date information that Grant Street and other sites I use regularly offer.

I had previously had a lender offering 15% down but he is not licensed in MI, I was previously looking in AL. 

MAKE AN OFFER ON EVERY PROPERTY YOU LOOK AT - you will be surprised at some of the deals you will make and the negotiations you will open.

We consider looking for or offering products, properties, services, referrals, recommendations, or loans to be advertising according to our forum rules.

Which would effectively reduce finance cost.And allows for other options such as offered by ROCusa.org (Resident Owned Communities).https://rocusa.org/whats-a-roc/what-is-a-roc-how-is-it-diffe...Together these options allow the residence to keep their costs within their own control, and continue to live where they are. 

New Jersey gets a bad reputation because there are cities with extremely strict landlord laws, people invest in those areas thinking they are getting a good deal because the numbers "look good" on paper, long story short many of these areas are horrible places to invest with some of the strictest landlord laws in the world. 

While condos can offer attractive investment opportunities, cautious consideration and research are essential to mitigate risks.

Anything advice any of you could offer would be great. 

Any recommendations for HELOCs that might work and offer a good LTV?