An investor who is buying the duplex next to mine wants to trade a duplex he owns in a neighborhood nearby so he can have 2 duplexes next to each other (long story no need for those details). 

Brokers either get leads through a network of brokers in other disciplines or organic contacts.

I got approved for a HELOAN on my primary property but not sure if I should take the loan to just use as “leverage/reserves” to show the HML and get funded.

It allows you, the wholesaler, to transfer your rights to purchase the property to an investor.

That way, you keep more in reserves and have more to put towards your next house hack.

The GC and the sub ended up sharing in the cost mostly (I think) because it was better than the finger pointing game that had already started, and realistically the attorney's were the only ones about to win...

My job is to thoroughly vet the operator, analyze the market and analyze the deal - then I send the wire and my job is done. 

And that's great you are figuring out how to get to your next investment.

I have a possible seller financing opportunity, where I would be the buyer. 

You could even send it through Doordash to the guest.