Using a HELOC can provide you with the necessary capital at a lower interest rate to fund your next projects without leaning too heavily on hard money lenders, which can eat into your profits.Here are a some actors that you would want to consider:1.

My humble advice to anyone attempting to do creative finance is:Creative finance is for experienced investors who have access to capital if anything goes wrong.Learn the lawsDon't use a contract "off the internet", laws vary by state and are also regulated on a federal levelLearn the financing techniques correctlyDon’t skip parts of the processDon’t ever do a “kitchen table” closingUse the proper deedAn attorney can help you with the legal work, but the rest you are on your ownYour guru will not bail you out“Investing” in someone else’s deal by providing a small 2nd loan so the “investor” can pay for “cash to the seller” and for “closing costs” so he can do the deal is a very bad planKnow what problems can ariseLearn the responses and solutions to problems before they are neededKnow everything there is to know about Title and what that meansKnow who a "protected class" individual isLearn the "back doors"Learn human natureUnderstand timelinesUnderstand regulation enforcement (some of these "mistakes" have a 10 year statue of limitations ( they can charge you 10 years AFTER you do the transaction) and carry hefty fines and possible imprisonmentThe court doesn't accept "I didn't know" for an answer"Know that the source of the lead plays a serious role in some states and federallyKnow how much of a "profit" pushes the boundaries to invite an investigationYou can be sued by the seller if you don’t do things correctlyYou are automatically at fault if an investigator or attorney or regulator gets involved.

The more affordable price points, combined with a steady rental market, provide some peace of mind.

Those work well and you can also get them that work off a cell phone provider; I used to have one that was US Cellular enabled. 

Have you reached out to any social service organizations that might be able to provide tenants to your property?

Who is providing 85% LTV financing on that?

Bridge Loan: A bridge loan could provide the $150,000 you need until your tenant-free property sells.

If I was the landlord here are the questions I would be asking - providing these so you could be prepared if they come up:1.

The first mortgage will provide a payoff to the sheriff/court and the funds from the auction go to them.

You are casting a very wide net without providing what your prioritized criteria might be.