The HELOC rates around my area in California are ranging around 4 to 6% up to max of 17%.

I am currently looking for a few different mortgage loan options around Philadelphia, Pa in the range of a 5-10% down payment.

But as for properties, I may be too picky, but depending on the area, I would like to find single family homes that haven't be well kept or maybe are very outdated, and are 175k-230k range.

Homes in the 130-180k with rent in the 1,300-1,900 range.

You'll find a plethora of companies selling the same loans for 7%-8% that you could be getting in the mid 5% range on a 30 year fixed mortgage with the same qualifications if you talk to the right person. 

Lots of turnkey duplexes to be had in the 75k-$100k price ranges.

If you're looking in the 20-75 unit range you could handwrite or call owners since there's a better chance of them being a mom and pop. 

Typical payback will be 4 months will net a gross return in the 20%+ range. 

I live in bay area so nothing here in my price range

You can get A+ grade new construction homes in the OKC area in the 200k range (higher end fixtures, quartz counter tops, designer finishes, etc).