For somone just starting out, especially in uncertain economic times, the safest way is to buy turn key in solid, proven rental neighborhoods.  

So when they are hesitant recognize this.This is where a weekly payment schedule with final payment owed when all work is done is very beneficial. 6 weeks turns into 8 really easy.

Once we assist you in acquiring a property, we continue to make the process smooth by managing renovations with trusted, proven contractors.

@Connor Campbell network with fellow local investors or people that have money.99% of the time you already know someone with money, you just don't recognize the opportunity.

It is likely they see the rent as the only leverage they have since the landlord is not being responsive.If it were me, I would apologize for the mold since it was my fault (gutters, poor approach/follow-up), recognize the impact to the tenant's living space, health risk and mold on personal property and give them a significant discount on their rent from when the problem began until it is resolved.

If you consistently analyze properties, it will be much easier to recognize a good deal when it shows up.

This is a basic but proven strategy. 

When a deal comes along you will then recognize it as a buying opportunity.

This is what you have here whether the investors recognize this even if they are too novice to understand the issue.As indicated, I can see how this is going to work great (sarcasm). 

Recognize that most HELOC are variable rate loans and the associated risk.