In addition, when you have leverage you have the other benefits which @Ali Boone mention.

I’ve realized I need additional help—someone local, like an assistant.Here’s my idea: I was thinking of purchasing a small piece of property and putting something modest on it, like a single-wide home or a similar small structure.

We look at lenders (so long as they lend in the asset class you are considering) as an additional line of due diligence (they deeply care about their money and they are likely more sophisticated than you are).

Am I getting greedy to ask for an additional seller credit at closing to help offset some of repairs needed?

In addition to interest and repairs, you can deduct off a 27 year depreciation on the home. 

This practice also frees up more money for lenders to use to fund additional mortgages.In "non-conforming loan" world, anything goes.

In addition, education can only teach you so much - what type of experience-based learning do you receive when joining these teams? 

Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and there's amazing appreciation potential.

There are cheaper one’s in D/F areas but I would be careful as those can create a laundry list of additional issues.

Simple answer - yes you can alter your funding source after putting it under agreement if you chose to use a hard money lender instead - i would just communicate with seller that hey I was going to use cash (assuming you have it from your heloc) and instead will finance some of it but let them know its not contingent on financing.