At this time, I am having to pay all cash in order to close.Purchase price is approximately $600k.

I also think the market is so slow that if an investor is paying attention they will see a trend forming and can react in before there is material shift in values. 

I'd be willing to pay for your time.

.: I would go HELOC for sure that would be best as others were saying the lower cost for the money changes between paying a higher rate for a personal line and typically personal lines they want a higher monthly charge as well independent from the interest rate.  

Flips have done good not great, Air Bnbs are going good not great, and rentals all were brrrr'd perfectly but like most cash flow just enough to pay the bills and cover expenses.

Again, I'm in Portland Oregon, and they specify "tenant applicant" (paying for rent) and "non-tenant applicant" (not paying).

I was also lucky to get someone who I could pay to show a house or open up a unit for a handyman. 

Would you be able to pay down the HELOC without selling your home?

Cash out should be used as a 12-24 month loan so that you can buy another property and pull cash out at the next 12th or 24th month mark.At that point you take a portion to pay off or down the first loan and use the rest as a down payment on the next REI.

I won't pay more than what it's worth to me, regardless of what someone else paid for it.