My focus was on 5 qualified buyers at all times and looking for seller leads. 

This usually occurs if the buyer “qualifies” for the loan and an incentive - higher interest rates, transfer fees, etc. to the lender is provided.  3 - the parties entering into  a transaction, take steps to conduct business in a way that doesn’t “alert” the lender to the fact that the property ownership has transferred.  

Now I have equity locked in and couldn’t qualify for a heloc due to credit as well.

He is actually VERY qualified and gave you great advice that you initially were going to ignore:(3) Understand that no matter what property you buy, you are buying someone else's problems.

Buy the buyer qualified for the loan with the poor cash flow implying they can handle the poor cash flow. 

- **Attracting Different Buyers**: Look into alternative financing options such as seller financing for buyers who may not qualify for conventional loans, or market the property more toward cash investors.

You are putting money in, and qualifying for the construction loan, while being forced to use them to execute and lease up.  

I called him back and told him I wouldnt touch that contract with a 10 ft pole , and I cant do business with someone who wouldnt qualify to rent any of my properties . 

 @Chris SeveneyThe long-shot play I became aware of; Capital Improvement Project Funding that the city/county have allocated for projects that meet 2 criteria.Have a lifetime greater than 10 yearsCost more than $50,000I believe, even if the water and refuse collection run is only 1000 ft, that may not qualify but to do it "right", that two mile run would allow the entire subdivision to be supplied with services.

I do have my buying range in mind and I agree with you 100% getting pre qualified would help out a lot determining if that is actually realistic as well as gives me opportunity to start analyzing more deals that are attainable for me.