We are trying to build a portfolio in western PA where we currently live. 

I own an RM-1 property in Philadelphia that is currently being used as a duplex.

However, despite several months of searching, I'm struggling to find properties that break even, especially with current interest rates.

@Victor Nguyen If the deal pencils today with current interest rates, why would you not?

I have a primary residence currently am open to making that a rental also.

Current property manager appears to be unresponsive and also seems to lack work ethics.Looking for recommendations of reliable, professional and responsive property manager who manages in those areas.

So, they would refinance your current mortgage and then provide the 95% LTV HELOC.In my situation with the option they gave me it doesn't seem to be far off from my current mortgage, I'm currently with rocket mortgage w/ a 2.8% ARM and to refi with Lower (in order to get access to the HELOC) the new interest rate would be 4.1.

I'm currently a novice trying to break into the real estate industry in any form or fashion, and I'm willing to collaborate on joint ventures. 

I currently have an apartment building under contract that's in Canton,PA and I have been looking for lenders.

The market is on an excellent growth trend and is now being forecasted as one of the fastest growing markets in the U.S. and prices are still relatively low.