Even if they initially say they won't finance them, make sure they are checking with both their normally lending unit, and someone who might handle portfolio lending, and if they have a commercial arm that does real estate lending check there too! 

We have explicitly expressed to him that we do not want to have any further contact with him and to stop messaging us but he does not listen, we have stopped reply at this point.

In an arms-length transaction, the price is the price. 

You don't want long term debt in an ARM in the context of rates trending upwards, so if you did a HELOC you'd later refinance it into a 30YF anyways, meaning an extra set of closing costs for no reason.

Since it explicitly says in her lease she does not have access to one, she has no leg to stand on.

You never have to twist my arm to grab drinks and talk real estate. lol  I would love to start a mastermind group; my vote is Fri night happy hr.  

Armed with the great deal you have in hand go to your family and friends who obviously love the passion you have to get the deal done.

NCGS 87-1(b)(2)(ii) explicitly states the 12 month exemption for owner-occupied property.

I think the liberals are putting their arms around California and will continue on making it less profitable.  

You need to make sure the terms are arms length compliant I would assume in case of an audit.