Banks would rather put someone in an ARM product than a fixed rate loan.  

We would like to have a similar type of product; a low down payment loan with a construction component. 

Doing so right before a 1031 has always opened the door to a claim that you took title primarily for resale and not to hold for productive use. 

I am now out of cash.They produce about $3k a month between them all but I’d like to buy the next one ASAP rather than having to wait until I have saved up the downpayment.Anyone have any ideas please?

Be sure to ask though I might have the wrong product or there might be a better one.

My number for lean FIRE is $36k a year, so I should focus on higher-appreciating properties for the next few years to help me earn enough capital that I can then trade into properties that will produce $36k a year.

For example, one way would be to structure it as a buy-out (offering an initial downpayment and then making regular monthly or annual payments with the revenue the business produces.) 

If you are working with a conventional lender, refinancing/ HELOC follows the same general process as a new loan (underwriting)...there are some exceptions to this, but it depends on the lender/loan product, and situation...

When comparing apples to apples across the board with different lenders you will need to know what the interest rates are, what % down you will be using, what the total lender fees are, any points being charged & what loan product specifically you are looking at. 

I also requested additional documents like estoppel certificate, mold remediation that the seller isn’t able to produce.