Option 1.

What other options are there for me to fund a down payment?

We attempted to get the sellers to take more money and offered them two additional options one with an extra $35k, via Subject To, and the other with an extra $70k with both Subject To and a partial seller carry-back. 

So, your options now are wide open.

I think that it depends on the closing date and how long it will take the HELOC to close, I know that if I could go back, I would have done a HELOC a long time ago, it can be a great asset to build you portfolio and if I were you and I had the option, I would doi it regardless of the outcome of this next deal. 

The good thing is you have options in terms of loans.

BP forums helped me learn about 10% down payment options from local lenders and that I could borrow from my 4001k for the down payment.

The only option you have is if you leave that employer, then you could take those funds and move them to a self-directed IRA

So I am open to see what options I have, and how much they would charge.Note that my TR2022 draft are almost good, just a few figures need to be corrected, so they are consistent with the previous year TR.

The first one is the only one that will have an impact within 30 days, so looking at other possibly options doesn't have any more of a negative impact.