TICs have fallen out of favor but as long as they are structured property and are run by a good operator (see point earlier) they can be a good alternative.

Additionally, strong credit, a solid track record in similar projects, and a well-detailed plan for the rehab can also improve your chances of securing favorable financing terms.

who, in your opinion, are the lenders most favorable for HELOCs on investment properties? 

The state tenant/landlord laws, while not as favorable as a Texas/Florida etc state, are not as bad as people make it out to be.

If you have (2) free and clear rentals with no mortgages I would also encourage you to pull cash out of them while values are in favor of cash out.I would avoid a Heloc and just do a cash out refinance the rates are lower and the terms are longer so you get a lower payment.

I don't like Hartford for a few reasons- rules and regulations being placed are not in favor of landlords, that coupled with high property tax is what turns me off. 

There have been several favorable rulings on this issue as it relates to trusts to the point that most accountants are now accepting this as trusted practice for LLCs as well.You never say never with the IRS. 

&"Men of action are favored by the goodness of good luck."

Just some food for thought as you're going through the motions :) it is absolutely negotiable, before you close the loan. 

I don't want to put boarding all over which would reduce my property value which is what my realtor is recommending me, but I am not sure if I am 100% in favor of it.