There is many ways to get money. earn it, conventional loan, private lender or hard money lender this is the traditional side, then there the creative side. the creative side is owner finance, lease to own, partners, and etc.

I don't know that I would qualify for a traditional mortgage since I have a 1st on one rental, and a HELOC drawn on my own home for about 10% of the value.

This will get your seed money back and put the asset on a 20 year commercial non owner occ loan through your LLC or Corp.Rinse and repeat.I hope that helps.Have you read the rich dad poor dad series of books?

Doc's not strong enough for traditional loans and private financing seems geared to selling.

I think bank financing would be a good way to start since you have traditional employment (if you also have good credit of course).

The loan is due 7/10, I don't have a buyer, I got turned down for traditional refinancing, and I'm out of capital.

I would also recommend "From Janitor to Multi-Millionaire" by Rich Weese, which shows you how he structured a myriad real estate deals using both traditional as well as incredibly creative ways.Don't forget to check out your local REIAs and join your favorite one(s)Sebastian

My response is usually something like, "The only thing I am successful at right now is making someone else rich, and not securing my future."

I would have to get funding via a traditional loan or a partner...

However, why not roll your money into a 401k (assuming it's a traditional IRA, not Roth), and then take a loan out?