The interest rate on a HELOC or Heloan may be better than the personal loan. 

I have about 100k in assets both personal and business I could sell, but part of me thinks that’s extreme and I’ll sell “myself” along the way with all my stuff.  

I'm going to reiterate what's already been mentioned above, but I'm going to actually give you examples of why it's relevant to you to find a U.S. tax professional.1 - You're going to need to file U.S. taxes once you have property down here, there's federal filings, state filings, and sometimes local filings too2 - Tons of tax treaties between the U.S. and Canada that are easy to miss and can cost you a lot of money (important one with rentals - effectively connected income - if the professional you talk to doesn't know what this is, run away)3 - The amount of days you spend in the U.S. needs to be tracked and if you go over a threshold, all of your worldwide income could be taxable by the U.S.4 - Selling real property means up to 15% of your sales proceeds might not be available to you for years (FIRPTA)5 - Lots of nuance at the state and local levels, which both want to take as much money from you as possibleMain takeaway here is that you should find a U.S. based tax person.

But the banks pocket that money.

So, that makes a BIG difference in How you scale and what your personal “upper limits” are.  

I cold call and go direct to the seller and I have a 3 person team that pretty much just calls all day long for me.

If you wanted to fund a portion of the down payment would you suggest a hard money lender, personal loan, etc.?

I had no idea they would decline me for MY OWN MONEY technically.   

(Others would be more boring and say it’s just my money earning money.

Buy a house using your parents' money, then manage it for them while living there.