In terms of sellers, I plan on negotiating with them directly with no agents.

I pay very close attention to the details of my firm. 

They focus on selling boutique coffee, for lack of a better term, where the margins are much higher.  

Bottom line is you can rent out on a short term basis and you don't get into a legally binding agreement during the first year where you lose the ability to occupy the property when you so choose.2. 

I agree with with Jordan that long-term your time is probably better spent focusing on residential sales especially with your goal to own multiple rental properties one day.

Together, we negotiated favorable terms with the seller, ensuring a beneficial deal.

A Heloc is on a higher rate, shorter term and is a debt obligation.

In this case, rates don't matter as much as lower closing costs, since it would be short-term.  

I've thought of many different angels, but still not sure why this project was special/different or offering different terms.   

Essentially, you'll use a short term loan for the acquisition and rehab.