With houses sitting on the market longer, I am thinking of offering the house as a short term rental until it sells.

You could also try to contact the seller directly and even make them a back-up offer if their contract with the wholesaler is ending and then buy it directly from the seller. 

After researching and avoiding schemes like (and almost falling) for TLWB, I discovered BP, a straightforward community offering solid advice.

Make low offers.  

It sounds like you may benefit from a 12 month bank statement program.

I have experienced cash flow anywhere from 10-18% with so much more to offer.

Hi group I’m looking for lenders that have programs for heloc on investments properties I’m in lake county IL right now I believe is better to do a heloc or 2nd loan because if I do cash out refi I be loosing cash flow or any advise 

Be wary, each fund has risks (some are "levered debt funds", some lend in second position or at higher LTV than you will like, some may lend in regions that make it difficult to foreclose, some may charge high fees or offer low returns). 2) To ask them if they have any notes for sale - Be warned, lenders may try to offload the loans that they don't want to keep on their balance sheets.

This criteria is for 1-4 and 5-8 unit programs.

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