We have worked directly with sellers where money was not their motivating factor and all they cared about was a minimum amount of headache. 

So if you factor that into the equation (plus the interest u pay on the mortgage and the hit to your cashflow from monthly payments) and the HELOC jumps to 7-10%, which way do you come out ahead?

If the commercial lender mainly does residential loans and this is a small percentage of their portfolio of loans then they might have a (take it or leave it approach).

Mainly tax questions and as I said earlier I am very displeased with the accountant I have been working with-So if anyone in this area of the world has an accountant they know/trust please get me in contact with them!

I do believe I can put myself into a position to buy in three years but he’s pretty much asking retail for the properties... there is more developments coming my way and the main road I’m on is being expanded to have a turn lane.

(Goal is financial independence mainly via buy and hold rentals)Basically we purchased a "fixer upper" in early 2016 for $230K.

Yea, I never bank on appreciation but positioning yourself with some of those factors I mentioned can certainly lead to some in the long run if not at the least mitigate some risk.

Box; rent can only be paid by deposit.For your convenience, the nearest location to your home is 123 Main Street, City, or you can execute a bank-to-bank transfer using the routing number provided.If you have any questions, concerns or maintenance issues, you may call or text my cell phone at <Google voicemail>, or you may email me at the address listed at the top of this notice.Please don’t hesitate to contact me with any questions about this transition or any other pertinent issue.

Just went to a meet-up with a Landlord BC rep and a BC Lawyer presenting and this was the main topic.  

Purchase price: $770,000 Cash invested: $154,000 12 acres in Santa Rosa, we fixed up the main house and 2 bedroom rental.