HELOCs do not cost much to set up, but give you the ability to bring cash to the table in a short period of time.

@Robert WalstonI haven't put down anything as yet...listings are going quickly here, before I can even get an offer on the table, the listing has multiple offers.Not joking, today, July 6th, received an email alert from an agent for multi-fams, texted realtor at 8am to put an offer on a duplex, she calls me 8:15am & says their deadline for offers was 5pm yesterday.

Greetings BP family.I have a deal on the table from a wholesaler. 

Go luxury sooner, so your commissions are higher than the sub-$300k stuff that a lot of Realtors are more comfortable doing and if you land a big listing, you could always partner with another more successful luxury Realtor who would be happy to co-list and cover the cost of the luxury marketing if you're bringing the listing to the table...Hope this helps! 

Nothing wrong with taking money off the table as long as you have a longer term strategy in place. 

At this point the best bet may be to sell and hope that he just doesn’t have to come to the closing table with any money.

If you could do that and tremendously increase your equity, raise rents you may be able to improve your cashflow and then take out some of the equity and go invest it elsewhere.It seems like you are sitting on a huge opportunity to develop some equity, just have to look at all the scenarios and see where you come out best.If you sell, while you may get some walking money and a nice profit, you are likely leaving a lot on the table for the new owner to capitalize on. 

Joint Venture with an experienced investorMake yourself valuable ( bring something to the table other than money)Owner Financing dealsWholesale homes.I recommend reading the NO Money Down book on Bigger Pockets, ( No plugging intended ) great book for giving ideas on creative financing .

They both Think they’re the only offer on the table.

The decor was probably bought second hand when they opened decades ago, but their food is delicious and it has a great small town atmosphere and some round tables that multiple people can talk around.