House would purchase for 30k I'm a contractor as well reno for 25k - 30k so 55k- 60k total investment and property value of 100k after reno.

.- Condition: The house is completely renovated.

Exterior paint/siding can range in price but doing exterior work transforms the look of the house before buyers/renters step inside.

I used HELOCs twice now but with the house hacking strategy. 

Currently own my own house valued at approx $250k, with $58k left on the mortgage.  

Well Andrew I'm a wholesaler and if I had properties in your area you be the first one is call because I never leave a lead alone until they tell me to goto you know where, or the sell me their house.

About 5 years ago, I decided to get my RE license as I kinda predicted legislation being put in place against wholesalers (which slowly seems to be happening) and my thought was if I was licensed, I would be able to continue marketing to home owners (not to assign, but only to purchase for my own flips/rentals) So, I'm seeking guidance on a business concept that encompasses my knowledge, experience and licenses.

Have the realtors draft an addendum stating that you are going to take deed/title of the property at close of escrow, but that the seller is going to "rent the house back" from you for a month. 

Many self directed companies including ours use Solera as IRA custodian and will continue to for the foreseeable future.

However these are probably not move in ready, so you might have to do renovations and you don't recover that.HOA liens are risky and you likely get wiped out at some point.I'd say mitigate your risk by NOT buying condo foreclosures, but neighborhood HOA foreclosures where the HOA dues are more like 400-$600/year, so maybe you pick these up for $1500 and live in a $300,000-$400,000 house for a year rent free.