So far, all the banks I've contacted won't use the rental income to qualify me for a HELOC, because it hasn't been two years.

Maybe someone else can chime in here.If you are saying that the houses value is 150k AS IS and you are acquiring it for 109k, then I think your best option would be to get a 30 year commercial fixed rate loan since you said conventional is not an option, and then open a HELOC to attempt you to use the equity that you claim to have because of your below market value purchase price. 

The strategy is to have the longest terms possible on all my properties to maximize cash flow.For property #1, that was funded using my HELOC which I can make interest only payments on.

Im aware of the BRRRR method, HELOC method, etc.

Would a HELOC be smart at this point?

@All, just to spew an idea, in what case would a HELOC or Home Equity Loan be beneficial over a refi?

We would certainly want to use either capital from sale or heloc to acquire another property, whether we sell or rent to goal is more doors.

We used our primary's HELOC to fund most of it.

HELOC will also generally have lower closing costs. 

If I were to move from this property my unit could bring in roughly 4k a month, cash flowing 2.5k a month.I am looking to get my next property and wanted to get input on HELOC compared to keeping equity on the property.