HELOCs are a great way to participate in real estate because they offer inexpensive access to very liquid funds. 

Either actual examples or profiles (neighborhood/#beds/general condition/access to amenities/etc) would be great.

There are also areas of the country you can bank on appreciation and rent growth even if you do no improvements and the property isn't distressed.

I used to do it for most clients (bigger ones excluded) unless I had access to an operating account of some type for them. 

You also learn a lot like how to run comps and get direct MLS access which is nice.Hope that helps.

the house is free and clear, it just needs improvements before I can sell it. if I can get a renovation loan, do I have to pay that back before the home sell or can i pay it after i sell the house??

You could expect access to about 75% with one of those. 

This makes places accessible for those with mobility disabilities and better for others as well. 

The situation may be improved by having a loan officer as your advocate - could not find such in my case up here.

The land already has Electric, Water, Gas and a septic tank installed.The city has already blessed off on placing either a Commercial Building or a limit of 2 mobile homes on the property.In 2016 the Tax Estimate was valued at $24,000 due to improvements the renter has made to the property.I have a current renter who has been using the property for over 3 years wanting to buy the property and willing to sign a contract for $22,500 @ 10% for 12 years.