@jeff parker I've been operating in Indy for over 8 years and have personally walked this neighborhood so I understand the nuances of the neighborhood.

Am I not understanding something, or is this a limitation of credit unions?

You need to understand local markets on where are the C or B or A areas through a lot research. 

We understand that as a recently formed company, we will personally need to guarantee the loan. 

In order to act quickly, you need to have a comfort level with who you are purchasing from or have someone to get eyes on the property who also understands the local market. 

@Dave PasseyYes I definitely understand.

If you are those things, and understand networking, I think you'll do alright.

@Anthony MikolichThere are several banks that do HELOCs on Investment Properties.The one that I know is East West Bank: East West BankI understand there are a lot of suggestions to do a refi, but there are two problems with that:1) That's not what the OP asked and 2) There are REAL reasons why to use a HELOC... which is why it's a Loan Product that is available.HELOCs give you another choice to use money temporarily and is better than HARD Money.I will wind up getting huge discounts on properties with an All Cash Offer.The discount I get can be upwards of $100k on a $1.5 Million property.BELIEVE ME.... it is worth it.

I also understand that i'll need some money for reno as well.

First you must know and understand all your state landlord/tenant regulations.