(Ok, maybe people with bad credit who don’t care if you send them to collections or if they damage your property, because they don’t have anything.) 

Like I said this will vary dependent on the lender, experience, credit score (not as important as traditional financing but can help).

I'll probably call my credit card company and tell them they defrauded me and refund me money to cancel the transaction since they are not providing the service they promised they would. any other course of action recommendation from bp members would be greatly appreciated? 

If it does, you can apply to assume the loan on your own credit, income and debt ratio.

you should find someone who you can shot the deal over to, they say yes or no then you toss the EMD down.... if a purchase and rehabhow many deals have you done, address, purchase price, est rehab cost and est arv, credit score and llc name.for a 30 year fixed long term purchase or reficredit score, address, purchase price or est value, rent or expected rent if purchase, taxes and insurance.these are deal by deal.

CoC doesn't account for appreciation.

I have known John for years, but chose a local accountant, partly for local, and partly because I was skeptical about using a selling speaker as my accountant. 

If so how much of a price discount would it take to account for the utility costs? 

If you are renting to college students, I would suggest having a parent sign as guarantor for payment and make sure you run their credit report as well.

Does the heloc still account for the down payment?