But of course that depends on the specific location. 

You have banks ( local,regional,national), credit unions, life insurance companies, & CMBS lenders.Who does what loan depends on location, asset type, and size of the loan.

The amount varies depending on the borrower but also the size of the lender and their reserves for loans. 

@Leonard Smith It depends on what marketing you will be doing.

I starting scouring the internet and bigger institutions and it seems the lenders doing HELOCs on investment properties has dwindled. 

I have always used 15-30 year fixed rates, but I have been reading about ARM's as a possibly better option depending on how long you intend to have the financing or the property.

Since this is a cruise, I won't have access to my cell phone and limited internet access(I get 30 minutes free for the trip and can pay for more as necessary).

A little more complicated than I have dealt with, but if the asset qualifies as a capital asset it would depend on length of time held as to Short term or Long term rates.

If you want your contract to be enforceable then provide equitable consideration, not this $100 junk.0 interest will really tic off a seller when they have an imputed tax on interest and depending on how you led them to accept such a deal can take you to court.

Finally, the state of incorporation shouldn't matter, it just depends on which state laws you want to have the LLC follow.