You’ll be paying more in interest but it will give you the flexibility you need!

Local credit unions can be a little more flexible if you build relationships with them.

With an installment sale you can get the same cashflow you had while renting and you get the flexibility and liquidity that a note can bring, all without dealing with the hassles of renting. 

I'll try to keep it short and sweet.Me (Mid/Late 20's) - 120-140K/after tax - Own 1 condo DT Toronto renting at (-500) cashflow - no debtSister (Early 20's) - 120-140K/after tax - Looking to purchase first home - no debtParents (Late 40s/Early 50s) - 320-340K/after tax - Own 1 Townhome in Collingwood (Appraised 200K higher than when they bought 2 years ago) and recently moved into their new townhouse near Wasaga Beach (already gone up about 100K).We're all looking to continue investing, we really like Collingwood/surrounding area and the way the markets going but we're flexible as we're usually on the road about 80% of the time anyways so living arrangements aren't of most importance.My general idea is to take advantage of low interest rates, find developers (Townhomes, Possibly Condos) and use our numbers/purchasing power to negotiate better deals/first priority, while others have recommended either pooling our funds, possible incorporation or to simply hold off until this covid mess clears up.Would love to hear what you guys think, If there's any other info you need or questions you have please reach out, looking forward to your feedback!

Ideally this would be a househack option for the first one, though I want to have some flexibility just in case I can't find a MFH that's worth it in the appropriate area I find.

I am a new wholesaler, and want to be able to get flexible with deals.

I feel HELOC offers flexibility and deduction benefits with less downside risk

However, there seems to be more flexibility on DTI with a HELOC. 

There are definitive advantages in making a cash offer:(1) Flexibility on Price - Lower Cost Basis(2) Quicker Close(3) Greater Negotiating Power post InspectionAll of these yield to higher yield with one caveat.

Look for portfolio lenders if they don't resell to secondary market they usually have more flexibility or unique loan programs.