I guess your best bet is to list it for rental and hope you get a decent cashflow but with those numbers I see it difficult.

Then, I imagine I'll pull out the equity of the investment property to pay off and free up the HELOC funds.That's one way to go, but you would have to wait/bet on appreciation of the investment property in order to do that.

I'll bet as you get better at analyzing rehab costs and risks you'll start finding more efficiently.

I guess I kinda want to hedge my bet and not ending up making nothing on a deal.Thanks for the information Dominic.Hope to find someone that has experience and wanting to build a long term relation.

Unfortunately, these are qualities that are hard to convey via the internet.You have shown some good signs on this thread by taking in the "constructive feedback", though the best bet would be for you to meet with some local investors in person, as has been mentioned.Show them that you are hungry for knowledge (not just $$) and that you are not afraid of hard work and they will open doors for you.Good Luck!

I also prefer (as does everyone I bet) any heating that is not baseboard (can you let us know if that is water or electric). 

And like @Perry Ivy mentioned about birth traits, I will add to that: If you ever had conflicts with your siblings growing up, you can bet they will resurface again....what will appear to be a conflict with your business will actually turn out to be some deep-rooted, unresolved issues from childhood once you start drilling down to resolve the disagreement. 

My one warning...don't get in until you fully understand how to make a profit on a rental and not bet on appreciation.

Unless you are betting on further appreciation, you might consider outlying areas.

Most likely a small bank/credit union as @Jasmine Ansley mentioned will be your best bet but you never know who will help be the most creative.