So we might need to call around to search for one that does...or bite the bullet on this loan for a few months and then refinance out. 

the reason for a HELOC or Refinance is that should give me what I need to get 10% down on any property that I find that works out when I run the numbers.I am looking to do the leg work myself, i know that there are plenty of headaches with repairs and property management, I want to leverage my time and energy as much as what I have in the bank, I want to use an STR to springboard myself into more properties faster.

Also if some poor bullet dodging devil dog is being moved from camp L on Parris island to camp Hollywood or wherever.

v=lE2LOhs5jaEI kinda figured as much, which is why I am trying to leverage some of the older investors knowledge. for the young investors out there that only know of 1-3% interest rates might be sweating bullets when they might not be able to pull out their cash.

Maybe write a cover letter listing bullet points of the benefits they get such as: Pay more than cash offer; Close in ~45 days; property accepted in AS-IS condition; seller not responsible for any repairs; property does not have to meet FHA standards prior to closeMay just take a little bit of education from you. 

There is a lot of unforeseen issues that will likely drive your cost about your budget and drastically reduce your profit margin/equity in the property.BTW, I like your positive energy to get this done.Goodluck and update us on your progress. 

And so everything runs on oil and gas... our economy, our energy... everything runs on that.

I agree the "wealthy" are seeing more paper losses but if the cost of food, shelter, and energy continue to rise people that earn less money will have a higher percentage of their income going towards basic necessities.3.

The technology is expensive and energy-intensive and their government heavily subsidizes water rates to keep prices low.

Altering the conditioned area of the home (WA has new gnarly energy codes and credits) Decks.Special flood hazard permit:  any work being done in a flood hazard zoneNew roof could need a permit depending on areaEither give the laibility to a GC or take a trip down to the permiting office and sit with them going over the whole scope of project.