I don't know squat about NY RE, but it sounds like these sellers are trying to exclude folks using HML, and look for only a) All cash buyers or b) HELOC buyers.If you want to play in this arena, and that is what is going down, I'd suggest opening a HELOC on some other property you own with the highest maximum credit line that your equity position will allow but a $0 current balance.Offer accepted, max out the HELOC, funds arrive next day, show proof to seller.Then you would use the HML to pay off the HELOC a few weeks later, if you'd prefer that the debt be secured by the subject property.

I have always thought to buy from people selling without extensive advertising and to sell through the MLS.Mark http://www.inman.com/2014/03/10/study-suggests-mls-played-little-or-no-role-in-nearly-half-of-2013-home-sales/

Play it safe w/ A, or risk it with B?  

Play with it and notice the difference a small change in appreciation rate or rent growth makes.

Near Gannon, there are many restaurants in old 1800's buildings, a city park that hosts special events, a convention center with flagship architecture, a community playhouse that performs Broadway plays, the Warner Theater which hosts various performers and the Erie Philharmonic Orchestra, an art museum, a civic center that is home to the Erie Otters (ice hockey) among many other events, a ball field that is home to the Erie Seawolves (minor league team), and a Starbucks on 5th and State St.

I even offered to pay for a power of attorney. 

Not only did this dog scratch nonstop on his hind legs at the sliding door, he would relocate to the house windows and jump up and scratch at them and the vinyl siding with powerful strokes.  

It's great to see people in the area, I'm a strong believer that there is power in numbers.

My wife and I are working now to better define the roles that we play in our company.

@Dan FisherThe Solo 401k is a more powerful retirement plan than a SEP and will provide you with full ability to self-administer.