When invoices are coming in at 20 grand a pop, it's easy for a matter of a couple of weeks to drastically change the circumstances. 

The program even provides up to 3% in closing cost assistance for first-time buyers who complete a homeowner education course.The process of buying a foreclosed home can vary depending on the circumstances, but this is generally how it will work:Find a home to purchase.

I have had terrible circumstance after the other.

Quick online search says overpayments do happen, typically as a result of failing to report some change in circumstances that affects eligibility.

Do not under any circumstance hold a property if they do not give you a deposit.

There are some circumstances where you can have two if the second home is larger in terms of GLA due to an increase in family size. 

I don't NEED to sell (no financial or other dire circumstance), but aspire to UPGRADE to nicer / waterfront / dream / forever home. 

I live overseas, but I own a rental property which I owe 240k and is worth 345k. My goal is to apply for a HELOC for a downpayment on another investment property. Is it realistic to get at least 10k from this strategy...

Give us deal details, location, partner dynamics, a good grasp on the numbers, life circumstances (about to have a baby? 

The last thing in the world you want to do is commit mortgage fraud under any circumstances obviously.