Hi group I’m looking for lenders that have programs for heloc on investments properties I’m in lake county IL right now I believe is better to do a heloc or 2nd loan because if I do cash out refi I be loosing cash flow or any advise 

Alternatively, I could hope that my next assignment will be in a better market with more options, maybe lower rates, and more cash on hand.Should I accept that no market is perfect and get in the game now, or hold out for a year to enter a potentially better market with more capital to invest?

Are you trying to create cash flow or just want RE exposure?

Lets say its $100k property and you bought it cash.

And if your electric contractor is one man, he likely can't put the 40 foot service line back on the building.If the tenants are on a downward spiral they won't get out of it even if they rationally can. 

If you pay all cash you might see $2k per month net for the year.

It will be dependent on how much cutting they have to do and coordination with other MEP systems such as electrical and HVAC.

Cash out refinance is always a risky endevoure as well, works well if you have a great buy or true value-add play. 

In comparison to Houston, TX it has slightly lower median cash flow (screenshot).Here's a free app to explore city market metrics - https://marketcityanalysis.streamlit.app/

Now we just have to focus on scaling over time to meet your ultimate cash flow goals.