First off I always question statistics when there is no possible way to gather the data for the referenced statistic.  

I have a good cash flowing portfolio that has appreciated extremely well In the last 10 years, it’s a small college town off the radar,   and I know it’s a unicorn situation to find deals that are in markets set for great appreciation, and have solid cash flow, but I know there’s more out there! 

I'd like to use this to make an "all-cash" offer on a SFR, and then convert that to a conventional mortgage to pay off the HELOC.  

Hi Tiffani, often new appliances that are "off brands" that you purchase come with a warranty and perform well plus they look new.  

they're sitting, either because 1. they're not distressed enough, or 2. the seller won't budge off of their unrealistic price, or 3. something else is very, very off.hope this helps - happy to help further

Read The Hands-Off Investor by @Brian Burke.

My contractor brought me a house off the market.

You must be pretty good friends - most veterans (including myself) would never let a non-veteran assume their loan b/c the VA loan entitlement is not restored until that loan is paid off.  

Would you partner with her on a deal where you were buying the property off the MLS?

I likely would take a safe approach in my underwriting and value it with the quads then subtract 15% off the total.