You can always develop your own, buy why not take what has already been used multiple times and has been legally tested.  

Larger deals are more asset based but experience becomes a factor so you will need an experienced operator on the GP side and or as a KP.A commercial loan under or near 1M is considered a small commercial loan, and I may struggle to find a loan provider.Smaller local and regional banks are great for these loans but they will be looking to you for qualification and person guaranty.

I am not buying, buying, buying, so the changes come with appreciation (which are pretty good, since I've been buying next to developments). 

My sharing openly and honestly about who I am, my club members have come to appreciate the vulnerability I share and it develops a sense of trust and intimacy in a relationship.

HELOCs are better for short term debt such as flips, cash out refinances are better for long term debt such as down payments on buy and hold.You will have to do some "dialing for dollars" to find a regional bank or credit union that'll do a HELOC on a rental. 

Or I suppose I could pay it off with the HELOC and consolidate...if the numbers work of course.as one who has created a few LID's in the past as a developer.. we did those through different types of Bonds which are then attached to your tax bill .. in CA they are mello Roos  1915 act.. etc etc.. these have to do with selling in the secondary market and if the county backs them or not if the owner does not pay.Any way way back in the day these bonds were written at 8 to 12% interest.. yield for the note investors.. 

I invested with a downtown developer awhile back, and my wife and I also managed an event space for them.

Trying to develop something before it hits the market is a current strategy.  

The Department of Housing and Urban Development reports that the homeless population grew 0.3% this year, a second annual increase after seven years of declines.

@Brock Norton, I think you may be confusing a few things here.Federal Housing Authority (FHA) loans are backed by Housing and Urban Development (HUD) to help new buyers get into a property with a very low down payment.