The other options are in the creative financing space, either seller financing, or sub2, these options also can provide a sustainable cash flow model, because you are getting below market terms. 

I've been feeling like I'm missing some key part of creative financing because I keep getting stuck on the fact that no matter how I cut it, I'm still going to have the additional debt service of the HELOC, which makes it even harder to find properties that pencil.

I have a lot of clients that ask me for creative ways to purchase property.

Am I missing some aspect of creative financing?

It will eventually make you look like a genius.

Any creative ways to move into the house and not make it a primary? 

There may be a few ways to get creative in acquiring the property. 

Possibly I can source some deals from some code enforcement people and other creative places I can think of, but that will take some time and bird-dogs.Need help with finding deals, networking whether it be with other REIs or REAs, attorneys, financial planners/funding, confidence, and knowledge.I am determined and willing to work for this.

Are there any benefits or incentives to our church maintaining the building and partnering with someone to do something creative with it such as a rental to low income/unhoused, food pantry, stoarge, etc? 

Additionally, you could explore creative financing options like seller financing or lease options, which can provide more flexibility without immediately impacting your loan qualifications.