If you are dead set on a HELOC you will likely need the following for an investment property: An excellent credit score (720 or higher), A maximum 80% loan-to-value ratio, Healthy cash reserves on hand, Sufficient income from tenants, Additional features that make the property attractive, like whether it has long-term tenants (Source https://www.rocketmortgage.com...)

Is there a range above the home value that a bank will lend for something like this?

As many cars as are financed in the 10-15k range or personal loans, why haven't you gotten banks, CU etc out of that business? 

However my real concern is you mentioned that your bills depend on their ability to pay as well which implies that you don't have sufficient cash reserves to handle financial hiccups without putting yourself and your family in a financial tight spot. 

This provides you with a loan specifics, price ranges, and ultimately allows you to know your numbers.

Closing cost range from 3-6% of the properties value.

I have been searching Zillow pretty much daily and found some homes in the north Nashville and Antioch areas that look like that need a little work but nothing major in the range of $250,000-280,000.

This article will review the retail asset class, which covers various properties, ranging from small stand-alone banks and restaurants to regional shopping malls and power centers.

Hi everyone, this may be (definitely is) a very strange question.... background: I'm a moderately experienced real estate investor (I own 9 single family homes and part of a mobile home park) I've come across a VERY unique property that I would love to buy as my primary residence, but frankly it's out of my price range. 

But I'd want a sufficient discount that it was worth it.