I've called about 200 banks in the DFW area and I have found 4 that would do a HELOC on an investment property. 

3- We plan on going to a bank to help finance the property.

There are also areas of the country you can bank on appreciation and rent growth even if you do no improvements and the property isn't distressed.

Does FHA loan get counted in the four loan limit that many banks has?

If I go to my local bank to get a mortgage on the property and they appraise it for 70k, how much would they write me a check for?

Fronting vendor bills for 1000+ managed units can get expensive and PM's are not banks.

We have one more deal to do that will effectively wipe out all our business debt and start us on a new round of low-interest bank financing.Yesterday, going through the forums, I stumbled on a jerk who obviously enjoys putting people down, telling them they "have no clue," insisting they have no business doing what they're doing.

It has been difficult finding a cosigner and I think the bank said they might have an issue having her as a cosigner.

Any recommendations on banks/lenders willing to finance the loan would be greatly appreciated.

ShirleyStart with the bank you do most of your business , checking, etc.