Not all lenders offer HELOCs on investment property but you can find the ones that do by calling around.

For the house to be vacant for almost a year, I think she must not be well or be under some kind of stress, so I feel like by coming in and offering the right kind of deal, I would be benefitting her and myself at the same time.How would you guys approach this situation?

For the purchase of the new property, you can consider a seller carry offer (balance of purchase price minus the down payment) or obtain a new mortgage on the commercial/resort. 

I always advise potential buyers to carefully evaluate the specific HOA's fees, services, and management practices while performing their due diligence. 

You could try your hand at one of the numerous online services that advertise this stuff but I've found it better to start the relationship early with an actual person as opposed to a faceless online service. 

The only time the landlord is on the hook is if the services are not connected to any name.

I'm under contract on a homepath property and need to add llc due to being a domestic violence, they are telling me I cannot because it's not considered a real person,I have to cancel the contract and resubmit an offer as an investor, risking losing my dream home.

First, determine what your lender offers in terms of Loan-to-Cost (LTC) for acquisitions and the maximum Loan-to-Value (LTV) for a seasoned cash-out refinance.

HI Stephen, Welcome to the forum, and thank you for your service!

HML offers leverage up to 85-90% of purchase plus 100% of rehab costs.Monthly payment difference between 8.5% and 12% is $438, difference in holding costs during renovation is estimated between $876-$1500.