Do they really look at credit score, income, jobs, etc.I bet turnover is killing you.

This is why I now have investors investing with me to take advantage of my knowledge, infrastructure and connections and make better and safer returns than they would get by themselves.A lot of people's advice on here is to do the same as what they do because that's what they know (best), of course, it's the best thing to do, right?

I bet you'll  be successful.

I'm wondering if seller financing might be my best bet but I'm really new at this so I could be way off. 

Times are changing and if you want to win, bet on the consumer.

Personally, my first real estate purchase was in California because I bet on appreciation. 

I don’t know what percent of commercial places have stoves but I bet it’s small. 

So you are betting on appreciation which goes against one of the laws of surviving any real estate market.  

As for the refi, I don't see any upside there, simply because you will have about 45 days for loan to close, and that could kill any potential offers, on top of not being able to show proof of funds, if you are offering cash.The HELOC to me seems like your best bet, but again you are committed to not buying anything for the 30-45 days between you pay off and getting the refi closed. 

Thought: if a tenant was able to have the requirements to get into a rental right now, I am betting they are pretty stable.