Instead of the seller paying her commission, it could be used to lower the price or used as part of the down payment.

I have 25% cash down payment waiting for investment. 

In think you mean “ terms” Good terms seem to be 10-30% down 6-7% interest for the balance Monthly payments till it’s paid

---The Oakland City Council is scheduled Tuesday to decide on a resolution proposed by Councilmember Lynette Gibson McElhaney that would establish a city loan program to help “distressed low-income homeowners” evict their tenants when the landlord or relative wants to occupy the property.Under this proposal, co-sponsored by Councilmember Rebecca Kaplan, the city would set aside $300,000 “to make available no-interest loans” to “cash-strapped” landlords to help them pay city-required relocation payments to tenants they are evicting.http://www.oaklandpost.org/2018/07/06/councilmembe...

They should give you a receipt of payment.

If you used that $60k as a 10% down-payment you could get a $600k property.

I also informed her that I didn’t want any disruption to the rental payments as well.  

HELOC is just a credit line, So you can buy/rehab and refinance with a regular loan in order to pay back your HELOC if you want or pay back the HELOC with time.Depending on the type (1% Payback or Interest Only Payback) if you borrow 80k, your monthly payments would be $800 - if you were renting for say $1000+ and covered all expenses, then you could just pay back your HELOC and if rates adjusted, your payments is still 1% payback - you would just have more interest added on for the life of the loan.I have a HELOC and opened it up to be able to fund my rehabs or have extra $ to close on a deal.

@Ori Foyer keep in mind that if you have to pay an attorney approx $250 per hour, you will spend approx $1,000 to get the Seller into court after the payment of court and attorney fees.

We have slowly acquired a small self storage facility, an 8 unit apartment, completed a large rehab project, and turned our previous personal house into a rental after moving into the rehab project.