Even though you haven't spent your $25k HELOC yet, its liability would still take your LTV beyond the 70% you were talking about, right?

I spent 10 year in corporate finance and one of my teams differentiators is I spent a lot of time understanding how lenders underwrite their products and figuring out which banks/credit unions like writing which assets.

If the owner didn’t live in the property in Nevada (IE a rental.) they simply check a box saying they didn’t live there and therefore don’t have any knowledge to disclose.

they have spent their money they got for unemployment and stim etc..

But trying to think outside the box to see what would be my best option for my investment.  

You need to look around... most big-box stores and larger window replacement companies offer free installation. 

Analyzing other markets should be the norm...your current market won't be offended.90% of the REI time spent each day on REI should be spent analyzing new markets, and reanalyzing existing markets. 

I’ve spent awhile learning all that I can about wholesaling real estate and I feel as though I am ready to make my first deal.

My feedback would be get a few rentals under your belt then make your decision, assuming we're talking about rentals, leverage, insurance and umbrella policy should check most of the boxes you're looking for.  

I suspect they have a very small "complaints in-box", so to speak.