In the end I decided to close on the HELOC anyways, but it was a good learning experience and the next time I do it (probably within the next 6 months on a foreclosure I just bought as a personal residence) I'll be sure to do a lot more shopping around.I think your best bet is to look for a local portfolio lender as mentioned above and if you're not ready to pay the prevailing rates for that kind of money consider going back to work full-time for a few more years as you complete a few more deals and build up your track record with the intent to find private partners etc.

If you cannot fins someone to do the contract I can get an Indiana contract off the internet and send to you. 

I am a young guy and new to this arena, but I have only paid rent through the internet and have never had to go and write or deposit a check or money order.

I've been taking a break from the internet.  

You did an excellent job, but I bet 99.9% of first flips go OVER the original budget. 

I'll bet that the Federal Government has probably spent millions of dollars in research and determined that people will continue to die owning real estate and leaving money messes for their heirs to clean up.

If I do it your way, I tell them to text me a pic of their drivers license as well I do a internet search on name, phone number, workplace, facebook etc.. 

http://www.biggerpockets.com/renewsblog/2013/08/24/real-estate-agents-working-with-investors/I just sent her an email inviting her to lunch, and you can bet I'll be encouraging her to sign up with BP AND providing her this link.  

I bet if you find the right partner this can be very lucrative mutually! 

I think my best bet is to just send it to collections as you suggested.