One key factor seems to be that I switched my cancellation policy from super strict to super flexible.

This can give you an extra degree of liability separation and keep the greatest amount of flexibility if a sale is ever anticipated in the future. 

The seller is flexible with creative financing. 

Other things are flexible)  I’m Open to various locations in the dmv but need help targeting them.  

For me personally and a lot of the people I've talked to, HELOC is the better route because if you don't borrow from the HELOC, it doesn't cost you anything and is super flexible and interest only accrues on what you borrow.

They tend to be pretty flexible with hours and you can learn how to manage a project throughout its lifetime.

I didn't go into real estate at the time, but I did start my own consulting firm which resulted in far more flexibility, gave me the ability to work from home so I could be here every day when my boys got home from school and ultimately led me to my current job with an amazing company, far better income and the ability to put money aside to invest.

I was pretty flexible when they moved in (ie they told me one date but moved in later, thus, paid less for first 'month').

This is my first property ever and this is a first time home buyers loan, so I thought that they may be flexible with this.

This is my first property ever and this is a first time home buyers loan, so I thought that they may be flexible with this.