, most of it is acquired through poker and i do make 5k per month (on avg because you can have like a 10k month but then next month be down like -1k like trading etc.) but it's not considered a real job i have the bank statements to prove to a lender but other then that i'm not sure what direction i should go any advice and posts are appreciated thanks!

Call local banks, talk to your REIA, spread the word on social media and to your friends and family. 

My question is I do not have a large income ;) and most of it is 1099’d ;) so it is hard for me to obtain conventional loans via a bank.

But in order for a buyer to get a 1st mtg, all these ccr’s were amended so the HOA is subordinate to 1st mtgs, otherwise banks wouldn’t have lent on them. 

If your credit isn't great, take time to call around to banks and find out who you can work with and what they're minimum qualifications are. 

As long as the banks will continue to lend us to build our fourplexes we are forging ahead..we live in a stable area in Texas, we have 2FT employees, I still work FT as a nurse.. 10X rule;)

Now I am getting charge .8% more interest for it being an investment property rather than owner occupant.I remember when I bought my first home with an FHA loan the lender looked through my bank account and grilled me on any type of income coming in.

Having said that, I would place more of the blame on the real estate market self-reinforcing the current environment where property values increased and banks were willing to lend on higher values which led people suddenly being able to access more money which in turn led to more money being spent on buying real estate.

Banks look out for their income over yours. 

What is better... pay for the house using majorIty of the HELOC then refInance later or pay 20% using the HELOC and the rest wIth a bank loan.Please offer any details,Thanks,Rick