Those buys look to have reasonable safety margins, just in case the appraisals fall a bit short, or the allowable LTV falls to 70% instead of 75%.

Obviously securing my Real Estate license doesn't help me in the short term, but something I would certainly consider in the long term.

Hopefully they get them out of that unit for you here shortly, or you are going to have to speak with your agent and a lawyer about remedies and solutions. 

Just to give some back story on the property, I purchased my first owner occupied 1br/1b condo in north Seattle for a short sale at 103k at the beginning of 2013.

It's my understanding that hard money lenders aren't necessarily the formal businesses you might find online, but simply any person/entity willing to provide a short term loan, collateralized by property, and willing to take (mostly) interest only payments and defer full / majority repayment of the principal upon the term end.

My first fix and flip will close in 60-90 days (short sale) in Howard county.

I would only by a home with window units at a big discount with the mindset that shortly after purchasing I will be adding central a/c.

Has anyone had any experience with lenders that will still do HELOCS for short times on deed or does that matter?

In short prepare, prepare, and prepare.  

I just wanted to be sure you had not discovered some secret sauce, besides BBQ sauce there in Memphis.