Like maybe I could pull enough out from heloc on primary residence to pay off debt and then rent out my primary and use the extra cash to payoff heloc and then do another heloc once the original one is paid off.

Due to my W2 employment I cant have any bad/negative personal debt.

This provided a substantial return on the initial investment and freed up capital for future projects.Financial Highlights•Acquisition Price: $72,000•Renovation Costs: $35,600•Total Investment: $107,600•Funds: raised from personal savings and private lender•Appraised Value: $160,700•Monthly Rent: $2,150•Cash-Out Refinance: $3,200 after paying off private lender and myself•Rate and Term Refinance: 30 yr amortization, 7.25% interest, 70% LTV•DSCR: 1.45%Here's the breakdown of rental income and expense analysis:1.Annual Gross Income: $25,800 (Monthly rent of $2,150 x 12)2.Annual Expenses: $25,800 * 0.40 = $10,3203.Annual NOI: $25,800 - $10,320 = $15,4804.Annual Debt Service: $10,680 (Calculated previously using a mortgage calculator with a loan of $131,775, 7.25% interest, and a 30-year term)5.DSCR: $15,480 / $10,680 = 1.45 (approximately)With a 40% expense ratio, the DSCR is approximately 1.45.

Eliminate debt, establish a budget, and save.

You can do an 80% LTV cash out refinance, but it will depend on the state and if the property can debt service at the higher LTV 

Eliminate debt, establish a budget, and save.

I couldn't understand why their credit wasn't better considering their income was what it was and their debts were not unreasonable.

Because to provide the seller with value the wholesaler MUST possess the experience and knowledge mentioned above, otherwise the wholesaler is merely tying up the sellers property under false pretenses.  

Just watch your debt-to-income ratio to make sure it stays manageable.Both are solid—it depends on your goals.

If it were me, I would buy cash flowing, seller finance deals, keeping my debt to income low, low down payments and negotiate competitive terms.