Sometimes buyers purchase a distressed situation at a good deal and consider it a transactional cost.

Unfortunately, I don’t think transactional real-estate/contract law is one of them.

Have you thought about looking  at an online Brokerage in your state who only charges a fee per transaction closed? 

Also, a HELOC will "mature" into a different loan product in 10 years. 

Just make sure every week is a productive one and keep chipping away at it.

I wish you much success and can't wait to see the final product.

I'm looking for a financing product - not sure if it is really out there, but I would appreciate some contacts if you have any!

Depends what kind of product you're looking for.This is pretty normal in commercial real estate where new agents are on the phone all day calling sellers back to back to see if they'd like to sell. 

I have used State Farm for this kind of product type.

@Phillip KimGetting a great loan product won't necessarily help you save a terrible deal.