I thought I’d give Paperstac a try versus buying from an individual directly which is what I’ve done the previous times.

Are you trying to buy a property or wholesale and if either, is your money in order to be making these calls? 

and I know there is some form of cancellation but not this close to the stay and If I could i would postpone 2 days so the first day of fishing is not in snow flurries :)the other major issue for me is POINTS  i earn enough points each year to get 10 to 14 free nights .. like in Puket  or last fall in Lisbon or a few years ago the Hilton Wikaloa on the big island and they upgraded us to a suit that was easily a 7 to 8k perk all for free.  

I am not in a position to use the investment property as my primary residence to house hack so I realize that the interest rates will be less favorable.Has anyone made a deal work using a HELOC as a down payment for a buy and hold property?

Buy it with 100% seller financing with a balloon note, buy it and close, thirty minutes later sell it and payoff the note.

But also, you'd get a better rate just buying your home with a home owner loan. 

I typically buy/sell in urban areas where there's a sewer system and public water, so I need resources/referrals for this situation. 

The Buyer has no skin in the gameIf someone is approaching you to buy your house without a mortgage or conventional financing and are tying you into a long-term contract they better have some sort of collateral that they're putting up.

I always try to find a real estate agent just starting out and call and say can we meet for lunch or a cup of coffee, and then I never say what I need I say will it be ok if I refer investors or buyers, your way and my services is free but maybe one day you can help me or buy lunch.Joe Gore

I was able to buy a 4 unit for 75k through my credit union in Upstate NY