But even for cash following rentals it's not uncommon to find something for 15% on average.

It is not uncommon, especially with multifamily properties, that days on the market actually equates to days that the tenant is being difficult and won't agree to let buyers see the space.

It's not uncommon for an investor to have multiple open HELOCs that just sit there for years, that they never use...personally, I have a lot of open HELOCs that I rarely use--they're just sitting there as safety nets in case I need to quickly borrow a lot of cash...so, in that regard, a HELOC is much more "flexible" than a cashout--you can use it, not use it, or use as much as you want (up to your HELOC limit).Also, a cashout will usually come with a fixed interest rate, but HELOC debt is typically variable rate.Also, a cashout will often have a lower rate, but a HELOC will often have a higher rate.Also, it can be difficult (though not impossible) to find lenders willing to do HELOCs on rental properties.Also, a cashout will often have fees that have to be paid to the mortgage broker, but a HELOC can often be opened without any such fees (or relatively minimal fees).Those are some of the main differences...talk to an experienced lending pro in your area, and they'll be able to walk you through all the differences... 

For instance, It's not uncommon to pay 25k/ unit and it can generate 500-700/ month of rent from a unit.

Frequently the underlying zoning district differs from the historic use and it's not uncommon for the original use permit records to be lost (even by L&I).

Here in my market it's not uncommon for sellers to not only be present but also list their properties themselves.

In today's lending enviro, HELOCS are more and more uncommon and as such, more difficult to get.

Condo horror stories are not uncommon.

. , Supply is very limited for flipping, Most properties receive multiple offers within days of coming out and it's not uncommon for offers to go 10k-30k over asking.

It does require the listing agent (or negotiator) to make any effort calling the bank, but it doesn't seem too uncommon for the bank to be agreeable for at least a couple months.But again, that's just my experience, and Wayne certainly has more than i do...