I’ve looked at BeyondPricing and PriceLabs trials and really don’t like to rates they provide.  

Patricia,I wouldn’t rely solely on the seller’s agent, as they are only sharing information provided by the seller and represent the seller’s interests, not yours.

HELOCs are generally provided to properties that are held in the owner's personal name.Are your family members not interested in refinancing the property?

There’s no risk and all reward because if somebody can’t provide ID, they’re not going to be able to rent from me anyway.  

I am a realtor and wholesaler, and I get some buyers looking for owner financing, some sellers need/prefer getting cashed out and there are some lenders I work with who can provide the financing however they run out of funds sometimes.

For example,  providing a heating source for your tenant is your responsibility as the landlord. 

When you have studied your market properly you should be able to provide the answer of if single family or residential multifamily is better for cash flow. 1% rule was for a time when almost all deals were decent as a way to rule out the lessor deals and concentrate on the best deals.

Can anyone provide a copy?

Then there’s fraud or misrepresentation, where borrowers inflate project values or provide false documentation.

I went through similar experience when I purchase rentals from a turnkey provider in Indianapolis.