I would like to use a HELOC for the down payment for the property and I only have a few thousand is savings at the moment.If I'm buying a property for around $80k-$100k that cash flows $100-$200 a month after vacancies,repairs,etc then based on the above what do you think my odds of being accepted are?

Just be sure to talk to local banks first about if that is acceptable for them.

The excuse "my employer made the mistake" will not be acceptable.

Now $40k offer price may be too low and won't be accepted, but I used the formula ARV * 65% - Repair cost to determine the MAO.

If you give him another lease term option he has until the 31st of Oct to accept or submit notice he will vacate per the terms of the non-renewal. 

She actually hung up on me the first phone call because I was not accepting her answer of "not their issue", and I needed to contact the owner. 

Some banks won't accept it though.  

It's sad that it seems so much more acceptable for apartment communities or management companies to be reviewed on sites like yelp.

Accept the December start date and leave it at that?

Only allow inspection after an accepted offer with a healthy emd  If you have a lot of interest you can schedule 1 open house for a 2 hour window with registered buyers As mentioned an agent would probably be better but if your firm and diligent you can get it sold