do they then offer a  large  HELOC for the  full amount  ?   

Although we may see more inventory hit the market as people can escape "rate lock".I invest in today's market by searching hundreds of properties on the MLS, then going to see the top 10-20, then making an offer on the best at a price where I can cashflow after all expenses and putting 25% down.

I have made offers, received countless emails from wholesalers and agents but still no deal.

Thanks for connecting and for offering your resources!   

There are a bunch of people here that offer their services.I recommend using dropbox to store all the receipts and name the files with the property that it belongs to along with the cost of the expense.

I own 2 rental properties, the first one is paid in cash and the second one i have a mortgage on it which i pay 464 in total including tax and insurance, trying to see how much i would qualify using only my rental income while i look for a job once moving there in ilhaving a hard time qualify for a loan since they cant use my job income that i have here in cali, been told that I need to move there first and work at least 1 month and then apply or I need a job offer letter. 

I am hopeful I could under bid and get it at a good deal.I would like to put an offer in, but I don't have enough cash to pay the full amount at auction.

I am in underwriting now with a small local bank who does have the local knowledge you mentioned, fingers crossed.I do have a fairly comprehensive business plan but did not get into the level of detail for the construction that you mentioned.  

He says if I pay him full asking, he would provide me with the 20% down payment since we could avoid realtor fees, and make up the rest by paying full asking (he had it appraised), rather than accepting an offer under asking.

I've been in real estate since 2015 and currently offer accounting services to investors.