He also has a short certificate.

So you can use the HELOC as a short term instrument and then refinance it out but make sure you can get the leverage you want.

(this is important if you do need a short term loan to purchase then refinance out - and the answer should be 1 day...very important that it is 1 day on title is all that is needed to refinance) What is my minimum down payment required?

In short I feel aimless in my research and am looking for help deciding on a direction

Shortly thereafter we stopped working with this individual, he was surprised to find out that as a customer you too can be fired by a Property Management company.  

Are you able to find long term rental properties that cash flow in Bend these days or are short term rentals a better route?

Do one short term and one long term for a year.

Good thoughts @Jay Hinrichs @Chris Seveney @Brady Durr.What about notes as a short term strategy, where I’m taking equity out of a market like San Diego, and placing it in something like notes until I’m ready to invest back into Southern California?

There is no savings by dealing with the seller's agent.That's the long answer.The short answer is YES, you should use a buyer's agent. 

But is the more conventional choice.The 3rd home is a short sale about to list for $650,000 a 3 bed house with an illegal 1 bed ADU in back yard, the ADU rents at $1200 currently and the house would prob rent for $3000.