Your best bet may be to find an individual to partner with who has the cash.

And I bet 6-8% interest rates will be the norm for years.

They should be able to refer you a lender that can walk you through ways to limit your cash to close.For your specific questions, an FHA loan is probably going to be your best bet.

I have made more money, especially these last few years with the appreciation in areas like Third Ward/5th Ward/EADO than investing in safer areas like Katy, Cinco Ranch, and Cypress.

We can look up ownership on the county records here, I suggest you spend a few minutes trying that, but it's even safer to have a title report which runs about $65 to $95.

or something like that.Also, cold texting is on its way out IMO with the new A2P regulations, VM may be your best bet.

Observation 2:  With the COVID trend of people wanting to move out of the 'big city' (Toronto) and into 'safer' locations SSM appears to be one of the locations people are migrating towards (along with Northbay, and Sudbury). 

That sounds like it would be your best bet.

So I have to transfer it to the savings account first, then wire it from the savings account.Your best bet to get a definitive answer is to call the bank that has your heloc and ask if they can provide cashiers checks and wire transfers from it or not.

@Juan MoraIf that is what it was, it wouldn't be horrible... but I'm willing to bet it won't be that:First off, you are betting you can get the house down to $450,000.