You are correct that the HELOC is the only debt.Thanks for the idea.The seller may resist that idea since she is convinced that no one will want to buy the property.

Also they do resist rent increase more than average.  

Laminates, even when properly installed aren't water resistent, so they're not well suited for bathrooms.

If the insurance carrier is resistant, ask for an explanation and see if it makes any sense.

It will cost 2x as much but will last longer and is very durable and highly water resistant.

I suggest you move forward with the path of least resistance.

Everything everyone else said, also you can make your funds more recession resistant if you invest in submarkets that have recession resistant industries.

The Eastside is going to be one of the more resistant areas to priced drops mainly because of our huge employment bases.

There is a lot of resistance from HOA communities to plan for capex in the dues, so most don't--at least not adequately.Furthermore, as townhouses are often entry level properties, the communities are somewhat transient.  

If you have any experience with cold offers, or even acquiring deals from people who may be resistant to sell, I look to your guidance/advice with open arms (and ears)!