I was in your same shoes this time last year, and as of last month I just closed on my second multifamily I'm house hacking with a VA loan - you can read about my experience and lessons learned from my first home here.

I am talking here of using 15-20k roughly either from own fund or HELOC. what would somebody do creatively in my shoes?

Thanks, I  did that but tons of investors (mostly contractors) and none very helpful, the ones who were helpful were the ones in my shoes, who also didn't have a clue!

If I were in your shoes @Jordan Good, and I really wanted the property, I would counteroffer at a price that would make it worth waiting for. 

Hey @Edward Sturdivant welcome to the site and don't worry, most people started in your shoes, including me! 

I will tell you to put yourself in the potential lead shoes, and wonder what will prompt you to respond?

You probably test drive a car before buying one, try on shoes/pants...this is a LOT more expense than all of those items.  

If I am in your shoes I would find out if landlord would take extra cash monthly so u can keep second pet.

We actually put on our tennis shoes, get out the double stroller with the kids, put on our company tee shirts, and start knocking on doors/or hanging door tags.

That being said, if I'm in your shoes and looking for advice, I'd start small and get my feet wet with a safe property or two