Are there other alternatives besides heloc and cash out refi?

Since then, I've been doing a lot of reading/research and I'm attracted by the opportunities that real estate offers.

Yuba city is attractive for cash flow.  

I believe as LA gets more and more pricey, 3+ bedrooms will become the alternative to houses.You could go the FHA 203k route but I do believe it will be difficult to find a house under $500K. 

If your options are thin for friends and family private money partners it would be worth your time to consider alternative strategies.

The only thing I'd worry about is that could make your offer less attractive in a multiple offer situation. 

I've looked around as best I can and can find no other forms of alternative lending for a deal like this, wherein a buyer has a home under agreement that - by all accounts - is worth 170% more than the asking price!

One alternative is to talk to the bank to see if they would be willing to cur their losses now.  

If you're an individual investor who owns or will be buying a single family home to rent in Metro Phoenix (and other booming Sunbelt states), good news: the big dogs with their legions of analysts think you're making ...

It is what also makes flipping in those areas attractive.