If you were to make a list: cash, hard money, 30 year loan, commercial financing, having partners ( you find the deal and they put up the money), IRA/401k Self Directed Investing and Seller Finance.There is always a lot of talk about how to invest with no money. 

Commercial loan What was the outcome?

Land loan through Northpointe bank How did you add value to the deal?

Many of these types of lenders, if you can find one will ask you for 100s if not 1000s loan application fee up front.   

Investment loan through a traditional bank How did you add value to the deal?

Keep in mind HELOCs are interest only payments, adjustable rates, and will eventually turn into a fully amortized loan (usually after 3-10 years).Cash Out Refinances are great when you need the cash for long term needs or consolidating debt.

Bank loan.

Lets say: 200k to buy and $50k for rehab - thats $250k loan.

Not only that but I also would like to connect with everyone, investors, private lenders, loan officers, tax consultants, attorneys, contractors, property managers ETC.

Am against ELOC variable rate for longer duration loans, but your current rates would make a refi undesirable.