Sound like a good idea or would you guys recommend doing a home equity loan and leaving the rate and payments

This payment will leave me with about $600,000 in W-2 income for 2024.

How would I actually go about accessing the HELOC funds for the down payment?

I did a Rent to own offer spread out over 4 yrs 10k  down payment in the form of 200 dollar monthly installments in that 4 yr period, paid alongside the monthly rent.

Does the down payment and income requirements make it difficult for first time or low income buyers?   

We closed on the sale of the property Thursday at a sale price of $1.7 million with $412,000 down and a 2 year balloon note (with options to extend) for $1,288,000 at 9.999% interest with interest only monthly payments.  

In these real estate deals you are dealing with 10s of thousands of dollars and when things go wrong on a thin budget is when you see dumpster fires and hear the cautionary tales.Most new investors concentrate solely on the down payment when in reality there's lots of costs: Closing costs, Holding Costs, Utilities Cost, you'll have to lay out money to the contractor for them to start the project, and there's taxes and insurance there's transfer tax title costs.More capital than you think is needed. 

When trying to add it back the link does not link to the payment portal.

I have a large income, great credit score, a down payment, just not enough for 20% down OR not enough down to meet the conforming limit of $766,000.  

If the buyer defaults, the seller finds himself personally liable for payments, or if the default goes far enough, liable payment of the loan balance, on a property he does not own.