I'm assuming I should be looking at things like portfolio or asset loans (or even a commercial LOC) using the equity in the properties as collateral.

As I hear more and more about little-to-no money down investing, I wonder how feasible it is for someone who does not have much collateral.

For example, if there is currently a loan to that entity and the property is collateral, a sale of the entity will quite possibly trigger the Due on Sale clause that's probably in the Security Agreement / Mortgage / Deed of Trust on the property.I highly recommend you get a lawyer if you don't already have one.

Most lenders will give you a spreadsheet for listing your experience.You can sometimes find one who will use your equity to cross collateralize the rental loan.

My husband and I own a duplex outright in Tacoma, the duplex has a third non-conforming unit in the basement. And the property is zoned as RCX, mixed use. We would like to convert the existing detached garage into ano...

Is there ANY collateral for the lender besides the property itself?

Many of the specialty lenders that offer such loans will bundle or cross-collateralize properties.  

The second solution is to borrow on collateral/cashflow.

10131.1.(1) "In the business" means any of the following: (A) The acquisition for resale to the public, and not as an investment, of eight or more real property sales contracts or promissory notes secured directly or collaterally by liens on real property during a calendar year.

Try reading Rich Dad Poor Dad by Robert Kiyosaki to see if that will help.In terms of raising funds for your investing, you may want to look into bird doging or whole saling as well as creative financing solutions such as cross collaterization, seller financing, and property managment.