I have all my reserves tied into the project since I did not do funding for these but rather self funded.

This is the value of having someone who has local experience.The company you said, if they are some "remote" company, I guess they could provide the things that you need and save money, but I would hesitate to feel confident if they do not have regional experience and that you would be left vulnerable if issues arise with the design later on. 

Some were unwilling to provide proof of funds.

He obviously signed a false statement.The buyer has a claim against the title company to pay the lien - and the title company has a claim against the seller.  

A company out of Canada I think that says they do placements for insurance companies for displaces families. 

My idea for wanting the HELOC is to have access to funds for future deals.  

If a large investment company wins an auction, SB1079 typically gives you the chance to step in and match the bid within 40+ days.Check your local treasurer and tax collector’s websites—they usually list upcoming online and in-person foreclosure auctions.Hope this helps! 

@Brittney Yang surprisingly I have found that I can have glue down LVP installed by a local flooring company, we use Artisent Floors, https://artisentfloors.com/, for our local renovations and they are awesome and they can do it for less than what I can buy the product for at Lowes or HD even with my 10% military discount! 

I've been in the real estate lending industry for over a decade, helping investors secure funding for their deals.

I started with a property management company.