If you're set on out-of-state investing, you might need to work with a realtor who can act quickly on your behalf, be prepared to make offers sight-unseen (after thorough virtual vetting), have your financing lined up in advance.For your first investment, there's a lot to be said for keeping things simple.

If you think you will need 100k just pull out 100k because like you mentioned you will end up paying more fees to do this 2X.

The 14k lender placed insurance showed up on my HUD during the sale and HouseMax advised I just pay it and get reimbursed afterwards. 

If some happen to line up and you can do a 1031 great.

He said he was willing to sell and we set up a walkthrough.

I'm always up to talk about investing and networking.

I recommend starting by tuning in to the BiggerPockets Podcast and attend your local REI meetups to build up a strong network.

I guess my hang up is that if I’m already using loaned money as a down payment, how will the bank approve another loan on top of the HELOC.  

Just new dynamic I’m not used to, going up and introducing myself to random people.

Also in your area that is a little rural if its well and septic makes sure those are checked by professionalsif it has city sewer make sure you do a sewer scope on the line running to the street.. and of course make sure roof is good etc etc.and for sure you can offer what you want to pay.. they may not accept it but its up to you.also ask title company to give you current owner.. and if you want simply make a back up offer in cases the wholesaler cant close this happens a lot and you get a better deal.