They can come to the table with cash to make up the difference.

We do have 4 other properties we rent with significant equity so using equity from one of those is on the table as well.

As a real estate agent, and having dealt with these companies, you could end up leaving a lot of money on the table.

Since you bought this for $5k less than the appraised value, I don't think there would be a big enough jump in adding value where you can do a cash-out refinance, and you would likely be bringing money to the table to pay off the HELOC with a standard refinance. 

I think you might end up leaving quite a bit of money on the table.

If you're looking to do a fix and flip - you'll need to come to the table with at least 10% towards the purchase price + closing costs.

(IRS provides tables to calculate the amount(s) based on your life expectancy each year.) 

Depending on the deal's profitability, some will only require you to bring 10% + closing costs to the closing table.

@Jedd Braunwarth Hi I was just wondering if you still do that round table meet up?

No, we would be bringing some money to the table for down payment, closing costs, etc..