hey @Andrew Postell im also curious as i am in the same position and would like to use a heloc from someone else who will give me access to funds but i have no money, poor credit and plan to refinance asap.1.)

Rentler reports to the credit bureau. 

With a HELOC you only pay on the money you are actually using not the total credit line.For example if you have a HELOC for $100k and only use $20k of it you then you only pay on the $20k borrowed.Whereas with a mortgage if you refinance for the $100k you are paying on that entire amount from day one.Also as you've already pointed out you can typically get better rates with a HELOC.

I would have gotten the highest paying job and worked as many hours as possible to get good credit/job incomeThis allows you to purchase property on your own means and man, I wish I would have been wise and done that as soon as possible.I would have then focused on buying a property near a school, rent out all the rooms to local graduates, or buy a duplex/triplex.2.

FHA borrowers are going to typically have worse credit scores, higher dti's....which means they are more likely to face issues to have their financing fall apart.

These could be specific products with national credit tenants that are crafted with the safe harbor of rev proc 2002-22 in mind. 

If you are relying on Credit, you have to play by their rules.

It could affect your credit score.

Would a Rent Credit system, Rent-to-own, or Seller Financing, be more straightforward?

I gave up -everyone has mine-utilities, credit card companies, NSA, IRS, bank employees, property managers, landlords, doctors, hospitals, insurance companies, car dealers, airlines, DMV, apple, Samsung, etc. really think it’s safe?