These properties probably need a large amount of work.Looks like they're buying them from banks too so they could be short sale deals as well.

When I am seeking lenders that hold their own paper I (1) go to the local REIA and find out who partners and lends privately, but that will take some time building relationships (2) go to smaller more localized banks, not mortgage lenders or brokers as they by definition are selling their loans.I have also found that if you go to banks in smaller markets outside of the metro, where there is only one or two offices that you often deal directly with the bank president and can make some great loans and connections.And I just posted this on another question - but go to local REIA meetings, meetups and the like, talk to people, vendors and build relationships and you will be able to get some great referrals - just like here at BP, only live and face to face - I think there is even a live BP meeting in Waldo this week? 

I just purchased a condo and I bank financed it as a "second" home. 

And I don't want to bank on appreciation.

I've told the story on here a few times about not getting a loan from a specific bank, began working with a loan officer and she ends up getting me a loan (at a good rate) with the very same bank that was previously unwilling to give me a loan. 

HELOCs vary WILDLY from bank to bank on their interest and what % of LTV they will do.

Understand that you are speaking to a Bank and they are trained to take advantage and they will making a good investment with your money with the down payment and the other fees they charge. 

Your income will be taxed as regular passive income, and you can transfer money out of your business bank account to your personal bank account anytime, probably monthly.

I'd also love to chat about a few details.As far as I understand, non-citizens can only own property through a bank trust, so the property basically belongs to the bank, or through a business.

No, that's not how hard money works, that's where the traditional banks play.You are looking for a bridge loan essentially, something that will bridge your project to traditional financing.Bridge Plus from Lima One Capital as a for instanceThe spirit of the BRRRR is two loans:Take your hard money to do your rehab, they will finance a portion of your repairs as well.