And for good reason, since many of our affiliated lenders in California have been complaining that appraisals aren’t coming back where they should and thus, borrowers are walking away from these transactions.

Borrow itPartner with someone who has it.

Also, we would be borrowing money from relatives and credit card balance transfers to come up with the down payment.

Borrow the rent from someone else if you are having a temporary shortage of cash. 

I am using a HELOC on my home in Hawaii to put up the down payment but would like to buy multiple properties and stretch the heloc as far as possible  without using it for repairs if possible.Further is there anyway around the cash-out refinance (for cash bought properties without seasoning) restriction to only borrowing the purchase price of the home and not the purchase price plus rehab.  

Borrow from family/friend/coworker with 7 - 10% annualized return on their money.HELOC will take some time to get but is an option if credit is good and debt to income ratio is low.HML is an option but you'll pay 10 - 15% interest monthly probably.CC is risky in that you'll have a difficult time paying off before you rehab and sell and that could eat heavily into profits unless you have a buyer lined up already.

The bank prime rate in Canada is 2.85% at the moment and good borrowers can get even lower (we just renewed a mortgage at 2.4%).

Prices quickly when up and we borrowed 125k against the equity with a home equity loan from WF bank at 12% with the understanding that the rate would go down to 6% after one year of on time payments, or so the WF representative said.

@Steve Vaughan would you put F&C SFR and duplexes in an LLC if no plans to borrow?

You have a screen your notes, borrowers, etc. 3.