I'm not from Alberta, but I will offer you a HUGE HELLO anyways from the great city of Nashvegas!!!!

She is offering to refinance one of her homes that is completely paid off.

With seller financing, you are already on the back foot so it seems like this would be a good time to make an asking price offer if your numbers suit it.

Let them know you are shopping and tell them to give you their best offer (all on the same day), and state you will go with whomever can save you the most money. 

If you got a sight unseen, off market offer it could be a low baller.

We have a 3% rate so dont want to refi but the property has appreciated quite a bit so would like to tap into that equity to fund our next deal.I am having some trouble finding lenders that offer helocs on investment properties.Does anyone know of any banks and/or lenders that do helocs on investments?

You can try to attend virtual events, many real estate meetups and events offer virtual options.

They had listed it for $40k more in 8/24 and dropped consistently until 12/24, when I made my offer.

I’ve sent the seller a demand letter, but instead of honoring the contract, they offered me money to walk away.

Why not use the higher end of the estimate and once you are serious about putting in an offer contact your broker then?