Banks DON'T just get to keep the entire proceeds.  

But then again every lender that is not my commercial banks I find frustrating. :)..

I did some digging and am comfortable with the water issue, but I find it amazing what banks/HUD will do.My last HUD house they flooded it two days before my closing.

We had to sell virtually everything we owned so we would not default with our commercial banks and or file BK. 

@Lily Jensen, I've come across a few banks that will do HELOC's for investment properties that I can share with you here locally in Florida.

Personally I have not had much luck with seller financing when there are agents involved - most don’t understand it and think it just makes the deal more complicated.Did you check with your bank to see if they will mind you having a second loan on the property?

So far I keep hearing about Titan and Solera banks but they only offer checking with no interest. 

Unlike traditional bank loans, private lenders offer quicker approval, fewer requirements, and the ability to customize loan terms to fit the project.

I tried getting heloc from my large bank, However I was denied due to my income. if you can't get the credit lines for some reason from your bank then they have resources for that, even their own cpa you can use for a fee.

or are they just bank foreclosures?