I am using a attorney to handle the Deal and he recommended (after the due dil period had passed) that if I was planning on refinancing after closing the property with cash, that i could "double close" on closing day and close the financing at the same table.

@Marissa StallerThis was a very amusing post, What you are describing as "Reverse Wholesaling" is another name for "Real Estate Agent".

I just finished selling my first duplex and am using the proceeds for this next deal. 

The area: Sandusky, OH 44870.The local economy: tied to the seasonal fluctuations of Cedar Point, an amusement park.

I will add that I am relatively new to REI so experience is a factor in this equation, but I am using BP calculators so I am not totally guessing at numbers.  

They are not really cheaper, however I am using them because they are the only lender I found that will work with my particular property. 

The seller is in a pinch and wants to sell ASAP and has lowered the price because of this so I would be stuck evicting the current tenants.I am using a HELOC to finance this deal, but the longer I go without financing, the more I’d have to pay out of pocket to repay the HELOC on top of likely missed rent for the occupied unit.Has anybody had experience taking on existing tenants and evicting them?

One unit was expected to be vacant, I am  using fHA and this unit had a tenant that was known for not paying rent on time.

The subcontractors I am using say it does not matter.

I am hoping $600k but am using $550k as the conservative number for my analysis.