As I see it this is the worst option to bank on appreciation as appreciation is speculative I've never personally used a HELOC in a similar circumstance so I'm hesitant to give advice on it.

And really want to know if it would be feasible to purchase the property given some circumstances. 

I actually had a previous agent that called a listing agent and asked if they were open to offering seller help and if so under what circumstances. 

We're in 2024 so I'm not sure in what looking at what happened in the 1990s is that relevant, when circumstances have completely changed.

You should not cash out refi under any circumstances as @Nathan Gesner said.

Thankfully we get great rates no matter what because of the circumstances surrounding rates right now. 

However, he has been turned by multiple lenders who are telling him that although the VA allows for circumstances such as these, most banks will not approve these kinds of loans.

In circumstance, VA will approve the purchase of a second property.

Under ZERO circumstances will we pick up rent from a tenant!

We need to dwell into the particular circumstances surrounding the investment to determine whether the behavior of the "advisor" was ethical or unethical, competent or incompetent, legal or illegal.so we need to ascertain(1) the risk of the investment.  9 out of 10 venture capital investments fail.