It wasn’t a massive deal—our expected assignment fee was $10,000—but when you’re growing a business, every opportunity matters.Everything seemed to be moving smoothly until the title search revealed a major roadblock: the mortgage discharge couldn’t be cleared because the person who needed to sign off was deceased.

Bloody oath I do mate.It's never their fault and always yours (Ours).They rarely take any responsibility and cry victim.It's crazy to think but it's like many intentionally look for drama and deep down inside don't want success but rather problems.Someone to dislike and blame and to feel wronged by.All other personal and "at home" issues can now be blamed on this one unfortunate scenario.This "drama" per se is like food for the hungry and they need such drama in life to "survive".My apologies if my above comments sound weird as they are more so from a philosophical standpoint and just some thoughts that I have considered after 5,000+ investor intro calls and as you have mentioned, others feeling wronged by me or my company on many occasions.What a $#@% way to live IMO but I don't judge and sleep in peace.Again, I have been "wronged" by many but consider it my own fault.I also don't call them out publicly or post bad reviews, etc... 

HELOCs are generally provided to properties that are held in the owner's personal name.Are your family members not interested in refinancing the property?

Haven’t used it personally but a good friend of mine who self manages around 20 doors uses it and swears by it. 

Even I can do it, and I am generally the most unhandy person on the planet!  

Personally for what people charge for these programs I would say you are 1000x  better off taking some courses at a local college, getting a degree and working in real estate to get paid for experience and then do real estate on the side for your own portfolio as well.

Consider doing this personally or using an LLC.

Do you rely more on the deal itself or the person behind it?

Is your goal to use being an agent for your own personal investments or actively try and grow your agent business to eventually leave your W2?

Personally, I do not like any strategy or approach that aims to benefit from the misfortune of others.