So my numbers are right, my property analysis was correct, but the system didn't allow for any mistakes.

Watch Grant Cardone's youtube videos on, "The Biggest Mistake You'll Ever Make."

Meaning any of your Helocs can be closed or reduced at any point if any of your banks feel you are over leveraged, miss a payment, credit score drops, even by mistake it happens all the time.I would get rid of the Helocs and put some cash in your bank so you can use that versus a Heloc. 

Will look into this but I think it may be a mistake.

It will have ups and downs, you will make mistakes, but I have found real estate investing to be a rewarding endeavor. 

Spread your risk around because even your best due diligence won't eliminate all risks.

So here it isCash price:  $556,000Owner financing market terms:  $611,111Owner financing favorable buyer terms: $666,667Classic mistake of (1) not accounting for all expenses that determine cap rate and hence ending with higher net income and (2) choosing lower cap rate appropriate for property with less risk and more desirability than subject property   It's not a sellable business.

I made the mistake in early years of not assessing the market every year. 

I’m wondering if anyone would be willing to help me out with the transaction to make sure I’m not overlooking anything and making mistakes.  

I made the mistake of responding to DM's, now I just ignore & delete.