We happen to have caught some solid appreciation and plan to flip it now (using the rent we received from the past year to fund a solid chunk of the renovations). 

I will need to put 25% down for the loan and will need to show 6 months worth of expenses in additional funds but beyond that should I also have $X set aside for the first year's expenses?

i would always choose multiple, and tell them all upfront your one of three upfront and first Bank to fund at the rate I expect gets my business. competition always motivates people.

Or, if you’re not sure if you want to buy more right now, you could take out a HELOC against the properties so you have the funds available when you need them but you’re not paying interest until you actually use it. 

I'm looking for an investor friendly agent who could help me really crunch the numbers with a accurate CMA  and asking price to see If I could potentially have a deal in which I would be looking to use a hard money lender to fund it.

probably not what you want to hear but no experience and 100% LTV and 100%  rehab funding simply is not in the market place.. the only people that will offer that I will say with 99% accuracy are scammers telling you what you want to hear to beat you out of small amount of due diligence money or application fees and will never fund.. this simply is not attainable nor SHOULD it be..

My areas of experience include: Historic tax creditsHistoric renovationPermitting, building code, etc.Finance, funding projects, bank loansFundraising, structuring projectsProperty management and maintenance (using technology)Urban developmentFeel free to connect with me directly if I can help you!

Has anyone used their primary residence HELOC to fund their downpayment for their first (or any) property purchase? 

If so please post your experience and who the lender is, or if you know any hard money lenders that fund properties via auction please post. 

I do not think I have the funds to cover an entire conversion at around 4-9k.