The problem is they never tell about their failures, their roadblocks, their stress.

Actually you'd never hit that because eventually the debt pushes you into a margin call and forced sell and you'd be at or near $0 in just handful of years at best. 

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.

I know a lot of Chicago investors are here too; but if you were in my spot would you recommend Chicago as prices are too high and I have never been to the city moving next year.

More open spaces around the city for people to get outside is never a bad thing.

Get a big downpayment so that the buyer doesn't end up in the same situation 5 years from now.

But I know in my heart that I'm in the right.SPARTANS NEVER RETREAT.

Hello BP Community,I have a cash deal opportunity and I've never done a cash deal before. 

out west here we do our own deeds we never use an agent or title or an attorney..

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