Simple answer - yes you can alter your funding source after putting it under agreement if you chose to use a hard money lender instead - i would just communicate with seller that hey I was going to use cash (assuming you have it from your heloc) and instead will finance some of it but let them know its not contingent on financing.

Understand how to "add value" to the property and evaluate cap rates, IRR, cash on cash returns. 

If it sold for $120K in 2007  , and your rent is $2000 a month , the landlord is probably cash flowing rather well .   

I think another trick is, can you get a mortgage or is it an all cash deal?

She paid us up front for 12 months of rent & then paid herself each month & at the end of year 1 she paid us for another 12 months...she did this until her credit improved. 

In some cases, federal tax credits like those for low-income housing or economic development might also apply if the project aligns with certain goals.Instead of buying the land outright, developers often lease it from the tribe, which can reduce upfront costs and sometimes come with favorable lease terms.

Purchase price: $72,000 Cash invested: $107,600Case Study: Cockroaches to Cash FlowProperty AcquisitionI found this property through MLS.

@Michael Challenger I scraped all the cash I could find and borrowed from family.

You can still achieve it, but finding deals that actually pencil out on all criteria (low enough purchase price, low enough renovation cost, cash flows on the backend, all cash out at refinance) is pretty hard.

That's when we call you, so cash deal, not hard money, no financing, need to close it on Monday.