Kind of makes me think how many deals have I left of the table.

Meaning if a disaster happened you HAD to sell that home while the HELOC is out, would you have enough cash to bring to the table or would the LTV be low enough that you could move it?  

As @Andrew Syrios said, you can also partner with a family member or friend, here's an article that can help you choose that partner, if that is something you choose to do: https://www.biggerpockets.com/blog/good-idea-partner-friendNevertheless, don't take private lending off of the table, leave it as an option if you don't get enough capital from your friends and family.Best of luck.

I'm currently in Salt Lake City hunting some BRRRR deals but, to be frank, I haven't seen anything here that beats Oklahoma (except the mountains, of course).Good luck in the hunt, Blake!

I’m no expert but I’ve done a few things on both sides of the table 

Also this was a bank owned house not an individual so I don't think there was cash under the table to make this happen.

I called and complained to the landlord and talked to the husband after noticing heavy Furniture items for stacked all over my glass table.

Learn about raising capital, taxes, and finding deals in GeorigaWhat I bring to the table:1. 

do not pay more than the house is worth Do not agree to balloons Get the interest as low as possible not over 6-7% if they push see if you can get them to agree to a few more monthly payments instead ,sometimes folks don’t do the math Get your seller to hold the note as Long as possible and monthly payments low as possible pay no more than 10% down Preferably 5% Have the agreement structured in such a way that the buyer and seller  split the Closing fees and that you have the ability to buy the seller out anytime with no penalty Use a good RE lawyer to look the agreement over no kitchen table deals 

Here my idea, please share your take on this strategy and it may have been already be a thing, but I literally just thought of it at the dinner table and abruptly left the table to draw it out on my dry erase board.Someone comes to me with deal and they need cash to finance it.