However, it may be a better strategy to base your decision on cash flow rather than speculative gains.Purchase Price: $480KAnnual Rent: $2,400 * 12 = $28,800Expenses (@30%): $8,640Net Operating Income (NOI): $20,160Cap Rate: 4.2%Another point to consider: if you're already facing negative cash flow, how will your returns be impacted when it comes time to turn the property or if a costly repair is needed?

They can provide specific advice based on your situation, goals, and the nature of the property.Sorry this post is a lot longer than I intended. 

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!

Purchase price: $120,000 Cash invested: $95,000 We fund 4-6 private hard money loans in Pittsburgh every month.

Deposit is non refundable (unless I as seller  cannot close) If you are really a "Cash buyer" that having the cash to put down for a decent size deposit shouldn't be a problem.

Can folks provide recommendations on agents willing to do so ?

I want to buy a new private home and use my current primary residence equity (plus some cash) to buy a new primary house cash and then sell the old one.So, I am looking for a HELOC with little to no closing costs, as I will retain the money only for as long as I am selling my old house after buying a new one.Any advice?

Since she is the sole owner and has the deed, this sounds like given the information you have provided the way to go 

Which would then give me two properties appreciating and earning cash flow compared to the one with the ADU.

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!