Does anyone have any suggestions on how to approach this, or know any good sources that issue HELOCs on investment properties?  

Might want to go straight to the source and just call and inquire about the past years worth of bills on that specific property.

Are you looking for something turn key or are you looking for something to fix up?

I'd like to do a rough survey of what sources are used most. 

Depending on how quickly we are ready to start working on the project I'm just wondering if I should do a cash for keys kind of deal in exchange for encouraging him to move out a little early and avoid any holdovers.

I keep hearing some individuals mention that the rely ONLY on their HELOC as a source for reserves. 

You can't discriminate based on income source so if a person qualifies with the section 8 subsidy, you technically have to accept them.

start with professional or nuce pics and a good listing. get vacation rental insurance and a reliable house cleaner and you're good to go. also make sure you line up back up cleaners in case they flake. also get coded door locks so guests can self check in yet not lose the key. is that what you meant?

The forums have been an invaluable source of information and strategies for me in my own investing journey. 

(good) deal sourcing is the hard part.