I have been looking for a program to keep track of financials for each property.

@Oscar Beteta if you buy a multifamily and live in one of the units (you have to check how long for) and qualify financially for FHA financing, you're reducing your down-payment by about 15-20%.

Or not following your dream of financial independence and retiring on your terms?

Everyone in life wants financial freedom and real estate is an industry where that can happen because of the limitless potential. 

Many times, you are representing other people in what is likely the largest financial undertaking of their lives.

Should I get a HELOC, VA rehab loan, or any other financial products that others have experienced with? 

You can also represent both in dual agency as long as both parties agree with that and you have disclosed your representations correctly in writing to all parties.If you already approached the seller, as a licensed real estate broker in NC you are required to provide them with the Working with a real estate agent brochure so they understand the process and the representation.It sounds like that you have already negotiated something with the seller and potentially learned personal / financial information about the seller.

So if I put a group together they are just members and they don't PG anything its up to me to have the financials to carry the project. 

.…. financially NOW.You mentioned it is favourable to hold off as it is winter.

Have a pro forma budget that shows the capital you will put in, and the resulting financials of the building that you're expecting.