I have a feeling that this might be the sweet spot--not too expensive, but workable for most people's needs. 

@John Robart I don't think a heloc is workable on a paid off investment property.

Unless a PA has a specific "escape clause" allowing for such, well it is a contract to purchase which the vast majority include a requirement to perform. yes, a seller could be workable and allow a person to cancel and only take EM, but they could do other things. 

This may also allow me to access more equity if I am able to find a lending willing to cross-collateralize.I don't think there is a right or wrong answer to this but I know the status quo is not workable over time.

Tough for the buyer to obtain workable borrowing terms and a seller that has made his return on the asset many times over and would have difficulty re-investing the capital safely in a higher yielding or more familiar asset. 

The key thing to look at is "workable equity".

A 5/1 is scary, but a 3/1 is workable and you can mention that there are two other bonus rooms that could double as bedrooms if needed. 

Might want to start there before spending all this money trying to make something work when the deal might not be workable to start.

Whether it materializes or not, to the workable use of investors, is another matter. 

Who can you recommend that will provide me accurate, quality results in a workable format with a quick turn-around that I can easily interpret, integrate, and scrub?