here are some ideaspretty much every major MSA East of the rockies and not quite to the eastern seaboard.. have older areas of the city that have all sorts of board ups and excess inventory that sellers cant wait to get rid of .. your buyers would be those that want low end rentals.Detroit  south of 8 mileChicago  south and west sidememphis  frazierCleveland inner cityPhilly inner cityIndy  there are pockets just follow anything Morris is buy or selling those are the streets you wantSt.

I am working fulltime and I am sure there will be buyers who are in same position.

My goal is to use my HELOC to appear as a cash buyer offering quick closing in hopes of additional flexibility on price from the seller.

So the rules in one county may differ greatly from the next county over.In November, there were 33 properties that sold to third party buyers in the Lake County sale. 

After closing, they sought to sell the remaining payments but the buyer had very little equity on a hard to finance property.

With $80k even in this awful buyers market you could do better, that’s my opinion ;)

Well if that small loan is in a bad area that can't sell, and big loan is in a great area, and the buyer got it at a steal, then it's not the case.You won't get many lending offers on low cost deals except for one company down in Philly, who doesn't mind taking over your property...

There are ridiculous deals there which entices out of state buyers.

You can get a better deal if the property was a short sale because in this process you will get the profit as a buyer with no loss.

Not much you can do about that.In general, the type of financing a buyer wants to use has nothing to do with a seller’s price.You can’t use an FHA loan if the place is fully rented since you would need to occupy the property.