Timeframes are huge, shorter is better for the seller 

I've gotten several banks to initially okay HELOC offerings at 70% of loan to value, however, I don't think HELOCs are the right vehicle for me for several reasons. 1) The rate is variable. 2) The term is normally shorter than a refi, 3) There may be an unexpected balloon payment if you're not watching the draw period closely.

Also annoying to buy trim in store at home depot because they make you cut it to shorter lengths yourself while Lowes stocks shorter lengths and they also have cheaper handrails at Lowes.

eq loan if you have a use for the money right away because it is typically a shorter term and lower fixed rate 

The average ROI for holding online property is 2-3 years (yes you read that right) and flipping is of course much shorter. 

Typically amortization periods are shorter and loans are not fixed as long.

You will need a portfolio lender, who will typically have a shorter term loan period.

I assume somewhat of a shorter term, under 10yrs I would guess since she is wanting to retire.  

The analysis I advised would tend to agree and point to flip (shorter holding period) as plan A in hot markets.

Or can I use a shorter length somehow?