If you sold a property before talking to a qualified intermediary, and are holding the cash yourself, you have already lost the opportunity to do a 1031.

Indy is an incredible place for real estate investing right now, especially with the kinds of properties I work with—new construction duplexes that are perfect for both cash flow and long-term appreciation.Feel free to reach out if you’re interested in exploring opportunities in Indianapolis.

There's a lot of information on how to find cash buyers as a wholesaler, but what about how to find wholesalers in markets that I'm looking at investing in?

I had about 1 million cash to invest, didn’t want to take a loan, and always purchase in one coastal mid Atlantic area where I have connections, know the market, and growth prospects are strong.  

How do I approach a potential buyer/real estate investor or as they refer to them "cash buyers"?

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

As long as you've got the cash to close, a decent FICO Score, and the property is cash flowing then you shouldn't have an issue getting a loan like this. 

If it's likely going to be used as a rental, what is the cash flow on it & what would the likely sale priced be based on the income.

In your case, my gut tells me just do one cash out refinance rather than a HELOC into a refinance because it will save you from paying two sets of closing costs and title fees. 

Huge difference paying for furniture in cash $30-50k up front vs financing it over 30 yearsMy cash on cash ROI goals require me to outlay as little up front cash as possible and buying furnished homes facilitates achieving that high ROI