Quote from @Courtney Dettlinger: Your equity is not a savings account from which you can withdraw for free.

Hey @Patrick Braswell  You shouldn't have any issues getting a DSCR loan as long as you have at least 1 borrower who owns 20 to 25% of the property, or if a couple of you can get to that level combined. 

Is it hard money loans, angel investors, etc?

Lots of loan options can close in an LLC, helocs usually need to close in your personal name.

I am self employed but want to build a spec home using the equity in my house as collateral.

I've got about $525K in equity in the property, but lenders have told me that I cannot get a HELOC to access that equity for additional purchases because the duplex was financed as an investment - they have said TX law dictates that HELOC can only be used on primary residences.

We are trying to think of all our options for a rehab loan.

You can work with a local credit union that does HELOCs, Home Equity Lines of Credit or Loans, on investment property.

Quote from @John Davey: Id appreciate any help, as ex. if i take out say 100k home equity loan and use 50k each as down payments/cloing costs my understanding is i cant deduct the interest?

Rates are high, usually in the high 8s or low 9s, and you may pay 2-4 points on the loan.