HELOCs are often time the cheapest method to tap into your equity. 

A Minneapolis lender, Pine Financial uses a 70% loan-to-ARV method, (for simplicity) if the projected value of the home after it is fixed up is $100k, they would lend 70% of that ($70k) for both acquisition and rehab.  

@Marcele Johnson there are two things to address here:  A 2nd FHA loan and the BRRRR method.2nd FHA Loan - now, FHA does allow you to have 2 FHA loans at once but there needs to be a reason according their own guidelines.You need to have a job transfer outside of your normal commuting area - usually 100 miles away or furtherYou need to have outgrown your current home.  

I mean anyone can hire a GC to look at what a house needs.. but not everyone understands how to read a title report or whats important on it or how to solve issues that come up..

Right now we're dealing with virus uncertainty, but in the next 3-6 months we are dealing with economic unemployment and quite a few businesses won't make it out to the other end so keep looking at new, creative methods of financing.

In a few years it will cash flow, but not immediately after the refi.Our numbers seem similar (mine are slightly more conservative) and our methods seem similar except we have done mostly duplex to quad while you have been purchasing RE with existing ADU (which is smart with the current appraiser valuations placed on ADUs).I think you have a sold approach; hope so seeing that it is pretty close to our approach. 

I'm leaning toward the latter but then you're out more mailing costs even for properties that might be highly unlikely to cash flow regardless of how you structure the deal.Then, ANOTHER question:  I understand one benefit of this method is avoiding realtor costs. 

What's the best methods?

Thank you for any advice as I think land is interesting but I haven't found many resources here to solve this problem. 

@Jasraj SinghThe concept of the BRRRR method or a flip is to buy at a discount, rehab the unit/building and force the appreciation.