Both loan programs are great but each certainly have their own pros and cons, which really are tied to your credit profile and the property profile.

I am based out of California. 1st United services credit union offers heloc for 250k without any cost, but for 250k-500k I need to pay for closing cost and appraisal, costing me around $3500. 

My question is,  are there rules, regulations, qualifications or RESTRICTIONS on using a line of credit on a commercial property to purchase other properties?

I’m going in 25% down on this property and I have a good credit score....

I bought my first family home March 2014 for 136,500 I got in some credit card trouble and did refinance-cash out on my home October 2017 so I can catch up on bills.

I also do not like lenders saying they will use a seller credit to reduce the loan amount as that does nothing for me.I want a seller credit where I have the reserves to pull from and make quality repairs to the property.Lot's of sellers are selling on bubble numbers the last few years ( 4% rent growth, 35% opex, 3% vacancy).

When my son wanted to buy a house he didn't have good enough credit so my daughter had to put her name on the title as well because she had better credit. 

Only being 20 and a full-time student, I don't have a long credit history. 

However one option that I have is to get a line of credit at 0% APR for up to 24 months.

I am listed as the primary borrower and she is listed as the co-borrower on the loan because my income was higher and my credit scores were higher.