Not only do most investors spend too much time sitting behind a computer polishing off their fancy excel spreadsheets, they rarely walk properties.

Its really going to depend on what type of loan / what type of property you are seeking - do you have that nailed down yet at this point?

I think a lot of the problems you cite can be fixed or at least improved by this - ability to nail it down to better dial in on the searchers you are looking forThe above categories are confusing and have a lot of overlap and there are much better ways to do it, but I will leave it to the imagination as to why no action here has been taken..

The tenant toured my place, said is employed (+i googled) , came across to me as very polished  and came to tour the unit with her mom.

Method #1: Connecting with local investor-friendly agents in your market [who] have systems in place for finding off-market dealsMethod #2: The "wholesaler list" method, where you find every wholesaler in your market and get on their mailing listMethod #3:  Pulling addresses, names & numbers...and reaching out to "tired landlords" who have built up significant amounts of equity, [who are] open to dealing with buyers directlyHi Conrado,Nadeem hit the nail on the head!! 

Talk with the Nail Salon people for ideas. 

Sorry it took so long for me to respond but I think they nailed down most of the reasons already.

You could also ask what their terms are regarding LTV and things like that to nail down the reason they are saying you cannot get a first position HELOC. 

I think @Jeremy Ellis also hit the nail on the head because it’s very important to figure out if that property fits within your current goals and strategy.

You and @Jay Hinrichs hit the nail on the head.