I'm an investor/agent/property manager in that area and would be very interested in hearing more about the property. 

My question is, for a fix and flips, I'm considering financing the whole thing with a HELOC instead of hard money.

Financing depends on your scenario and what type of property you're purchasing.

I've not yet invested in my first property, but I plan to purchase my first one by the end of 2023.

It's possible to buy property in Germany with as little as 5-10% down, making it an attractive option for service members and civilian government employees stationed there or planning to settle.

No, refinancing isn’t an option because of how we purchased the property.

I plan to offer owner financing to others that can't get a loan.

I came across this brand new property, in a great intersection that’s leased out to LazyDog restaurant & running well.

Quote from @William Dorrough: I currently either purchase and value add large scale multifamily properties or develop, and build ground up my issue with scaling is we have done this without brining in investors i have a great deal flow with a good track record im really looking to do more i have the capacity but have the need for more capital in one way or another  Scaling without investors can be tough, especially in multifamily.

This could be a great option for your property as well.I recently met an investor at a networking event who specializes exclusively in pad splits.