I will gladly take on the extra work of owning RE, given that, even with more difficult conditions, RE still has a very high probability of delivering me outsized returns over my investing career. 

My most recent deal sat for months due to a difficult seller.

Welfariens can be very difficult to manage.

Keeping a tenant that long usually results in losing a lot of money and dealing with difficult situations that you wouldn't have with newer renters.Stop talking to them in person.

It's difficult to find cash-flowing properties there now though.

This sounds like someone who is just difficult in general and probably has this attitude towards a lot of things in life. 

Self-managing out of state is difficult.

Your entire HELOC would also be tied up in one (or maybe a couple) properties.It's very difficult right now to cash flow positive on BRRRRs at all and so you'd only be less likely to do so with a HELOC.So... won't work / not a good idea

I understand it can be very difficult to get a mortgage for that low, i was wondering if anyone in here can help me out!

Wholesaling is a crazy saturated and difficult strategy.