If you don't have free cash available that limits lots of options, but if you do, that is another story. 

We are super cash poor but have 3properties, this may help my situation.

Even if you get a great deal that is 20% below market, appraisers will typically be anchored by the last sale price and you may be stuck not being able to pull out as much cash as you need to pay off the HELOC.

If you don’t have a clear understanding of your cash flow, operating costs, and future expenses, you could be setting yourself up for financial stress down the road.The Power of Financial ClarityYou can’t make smart decisions without knowing the full picture of your finances.

The operating LLC doesn't own any asset, just liquid cash that is rental income from tenant and expenses against rental properties.

(Still doesn't help me with the 2-party HOA).The property is my cash cow and a great investment, I rent weekly in the summer months and 9 months out of the year to students.

The value of cash in hand today vs cash in hand tomorrow is significant and you should account for that for both sides of the transaction for any deal that you make. sellers going to do their best to sell their asset for max price.

Once they're done, you can rent out the property, refinance,  and cash them out.  

If anyone tells you that you can get 15% cash-on-cash it's either a scam or ultra high risk. 

I have a reasonable amount of cash on hand, excellent credit, and low debt-to-income ratio.