I only know a few local realtors/ property managers I’m going to meet with them this week to ask more questions. 

The solution could be a creative financing solution such as a total or partial private note, an assumption of the note or LLC, a speciality or local lender, or any combination thereof. 

I have been trying to get a distressed/value add LTR property under contract in my local market for some time now.

Hi Jerrell,  The best option for trying to get a HELOC on a property would be to check with local credit unions. 

I am on the board of CFRI, the local chapter of the National REIA.

You’ll likely need to look beyond the city limits (in areas that are still close enough to the city to benefit from its local economic tailwinds) if you want to find deals that pencil out.

And a local resident is usually very helpful.

I've talked to two local agents about possible price points to list at, but it almost seems like they are pulling numbers out of a hat.

We have a local competitor that brags they don't charge a maintenance markup, yet we know:1) They charge owners $60/hour for their handyman2) How much do you think they're paying their handyman? 

If you’re unsure about which specific account to choose, ask a local CPA or banker, since every situation can vary.