Hi Kristi,There are a few ways to go about it, but I would connect with a lender to find of what they can offer.

I have an accepted offer on a luxury cabin in the sierras.  

, it's still highly unlikely that an appraiser would have given value to this bathroom in any case, so we're not losing anything from an appraised value standpoint.Seller should be more than OK with it once you educate them on the fact that of all the offers they are evaluating, yours is the only one willing and able to execute a plan to close on-time, without delay, in spite of the flagrantly illegal and unpermitted bathroom.

@Chris Lin not sure where else you own properties, but all their fees are what is normal for the Metro Detroit area.We have heard some PMCs offer lower fees in other parts of the country, but from what we've researched, these only apply to Class A properties - which are REAL easy to manage.We actually charge LESS than average to manage Class A rentals in our market.

@Brian Chadwick A cash out refinance might offer more favorable interest rates than your HELOC provides.

Did you use standard offer contract for your jurisdiction? 

---Investors always compare/hire people of Craigslist that are uninsured, questionable skills, are unreliable and offer no warranties.

Get out of your comfort zone.

It could also be worth it to test the market and see what kind of offers you receive. 

@Alex Silangyes, i will buy - but only to BRRRR, or on seller financeand only if the numbers workmade 2 offers toward the end of last year on potential BRRRRs and got outbid.