I can speak about Spokane and the market here.  

Been speaking with an agent there as well. 

Nice and friendly or mean and angry, it doesn’t really matter. 9 out of 10 that you speak to will never get a deal, and the ones that do- 9 out of 10 of them are overpriced.

They speak the language and walk the walk. 

@Page Weil Cash-is-cash...so to speak...sounds like you are paying directly from the HELOC account...rather than taking the cash from the HELOC and dumping it in an unrelated checking account...irrespective, the lender will likely uncover where the funds came from in their due diligence.

I'm an investor from Boston though so I want to work with an agent that speaks my "language" even though this isn't strictly an investment. 

Did you already speak with a mortgage loan officer?

The land, the permits, the plans, the inspection analysis reports from all agencies and a plethora of other entitlements that come with this venture.

You are entitled to hold one such insured mortgage at a time - if you move from that property and wish to buy a new home with a high-ratio mortgage, you are required to bring your first property to an LTV of 80%.That said, there are folks who intentionally, or through the loose diligence of underwriters, manage to get more than one 95% LTV mortgage.  

Usually just by these metrics, you can get a high level overview of where demand may be going.Also, you could speak to surrounding brokers and property management companies to get secondhand opinions.