I called a septic company and found out that a full system replacement would indeed be required, but additional equipment would likely be needed because of water table considerations.

@Jerry PadillaThanks for the response.What if it wasn't specifically for repairs or if it was done "under the table" as they say? 

If the tables were turned, I would absolutely want my friend to earn a commission if I was already going to be buying a house. 

My biggest challenge is getting some deals all the way to the closing table.

Maybe you were slipping him cash under the table to make the payments. 

If you plan on renting it, you'll want some type of record of the monies you've invested into it for establishing your depreciation basis.If the "cash purchase" is an attempt to avoid taxes, that can come back and bite someone later so may as well keep everything on the table.

Kind of makes me think how many deals have I left of the table.

Meaning if a disaster happened you HAD to sell that home while the HELOC is out, would you have enough cash to bring to the table or would the LTV be low enough that you could move it?  

As @Andrew Syrios said, you can also partner with a family member or friend, here's an article that can help you choose that partner, if that is something you choose to do: https://www.biggerpockets.com/blog/good-idea-partner-friendNevertheless, don't take private lending off of the table, leave it as an option if you don't get enough capital from your friends and family.Best of luck.

fbclid=IwAR3KzMc3T_hmVfCrbY-uWUqQ1xnJtbFIVFJ8ikN-tRSO268N7WU_nH-bAugThere are lots of stats and tables, but to save you the energy, this is the specific one I was referring to: Utah is close behind, has us beat on the 30 year mark.