1st mortgage + HELOC 2nd + 10% down — kill PMI and preserve cash.
Structure the purchase as an 80% first mortgage, a 10% simultaneous HELOC or fixed 2nd, and 10% down. Eliminates PMI (0.5–1.5%/yr savings), keeps the first mortgage conforming, and preserves liquidity for reserves or a second acquisition. Best when the 2nd-lien rate + payoff plan beats PMI + LTV-driven rate hits.
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Buy cash, cash-out refi inside 6 months at purchase price — not appraised value.
Route earnest money and closing on 0% cards — keep reserves for lender.
Draw primary-home HELOC for investment DP; refi/pay down after stabilization.
Pledge multiple properties as one loan — unlock higher LTV on new acquisitions.
Bypass the Fannie 10-loan cap by layering Non-QM personal + DSCR LLC loans.
Kiavi / Lima One / RCN revolving facility — cheaper than one-off hard money.
Card-fund seller arrears to take deed subject-to existing sub-4% financing.
Credit-qualify to assume 2.75–4% legacy government loans — huge rate arbitrage.