Ideally, the properties main use would be STR, but I love multiple exit strategies. 

I want to come in and obtain this property through a seller financing strategy to basically buy the property from him, rehab the property, and sell the property for the top ARV value.  

Adding keywords related to your investment strategy or market locations can be updated in your settings.

Set for Life is always a great start to help understand the core of investing strategy, and Real Estate Rookie covers the basics of getting your first property. 

I recommend that you start by identifying a strategy you wish to pursue, choose a market that aligns with it, and establish your Core 4.The main challenge I observed is that individuals often lack a clear end goal or strategy, or they select a market that doesn't align with it.

What does the BP community think is a better strategy right now?

If you do find someone to give you a loan (secured or unsecured) think about the exit strategy, cash flow and time frame you agreed to.

However, I believe a wrap or rent-to-own could be a win-win for both parties (but also a lose-lose). 

I still own my primary, and within the next year I plan on purchasing another primary and utilizing the strategy that helped me build my portfolio early on.  

Is using a HELOC for purchasing and then refinancing a viable strategy, or does the impact on DTI make it less feasible?