I am on the lending side of things so feel free to reach out if you ever want to talk shop and finance options that are out there. 

I would focus on finding an agent that knows what they are doing and will get it sold, not on the cost. 

I tend to say no to the wind, but look at costs vs coverage and the language used.Best of luck!

What type of properties are these and what do you mean by it not being "cost-effective" for you?

Be sure to explore all around the forums as well as many of the FREE tools that Bigger Pockets provides.I am on the lending side of things and am always happy to hop on a call to discuss loan options that are out there, even if not offered by my resources. 

Cost will likely be around $120 - $160 / sqft depending on finish out and how much one the existing house needs to change.

If you're interested, I can provide some free help.

cost of doing the deal. 

That's three months of mortgage and utilities, the cost of flooring, and the cost of painting.

If you think you will have it for less than 4 years I would say go with the HELOC because you have less origination costs.