@Charles Kao I believe he means attorney & Title Services that are familiar with non traditional or creative Transfers or Sales of property that don't include Banks.

Bossier partner managed property and repairs while we managed business structure and banking account setup.

Not the nicest areas, but nice enough.. and I would be looking for minimal cashflow, banking on appreciation. 

We are still doing a ton of fix and flip loans there and the numbers make sense for the banks.

Now purchasing a home with cash is always good b/c obviously cash is king but also I think the part you might've missed is that, the money your utilizing on these home's won't actually be yours, but the banks or whatever institution you used to fix the home or make its value worth more.

Regarding a HELOC, most banks will only provide a HELOC up to 75-80% of the property value, so you may not be able to access a HELOC for a while.

Bank How did you add value to the deal?

Overall, you're spending $25k in extra costs and a monthly pmt that's $500 higher to keep $50k in your bank account. 

I offered $100k cash sale or a $150,000 bank sale.

The seller is open to seller financing, which presents an incredible opportunity to grow without traditional bank financing.