Definitely HELOC.

I am currently working on my business plan, so this is perfect timing and will definitely help me get it together.

I definitely want to work with them to BRRRR.

Thanks James, hopefully I'll read more posts of yours in the future @James WiseThanks Vick, definitely.  

As of late I have become a bit jaded with the business, specifically dealing with architects and clients, which is a major source of inefficiency. e.g when a simple design decision takes over a week to make it tends to slow things down a bit:) I do love building and it is a satisfying creative outlet for me.

Definitely no growth, but the franchise is one of the largest in the world that is the stand alone tenant.

Can anyone recommend a source to buy agreements from? 

I know a local investor that only does very low income rentals and he has been successful doing it for 10-15 years so it can definitely be down.Best Wishes and Good Luck on what you decide!

@Russell Brazil  definitely regionalized... in my two markets were I build new construction Charleston SC and Portland Oregon.. long gone is the no money down buyer.. they still happen I just sold one in Charleston on a VA loan but its a 350k house. and we get the occasional FHA but on the subdivision I just built in Portland in 2016  27 new homes priced from 330 to 400k... ( entry level )  to first time move up.My wife is my broker ( always recommend anyone getting in the business to have their own license) I had her run a report on financing and what was used.4 sold for cash1 VA3  FHA minimum down19 sold conventinal with 10% or more down.IN charleston other than the one VA loan same thing some cash a few FHA majority conventionalso to speak to your points we have a much stronger buying segment than pre 08.. and I am sorry for those that have crappy credit and can't buy right now.. but they simply need to clean up their act. this attitude that every american deserves to own a home is flawed thinking.. every american who can manage thier personal credit and keep good an stable jobs.. deserves a home if they so choose.. 

Also the podcast is a wonderful source of info.