Just a warning, heloc rates are high right now, mine is at 10% but you could find a better deal for a short period realistically. 

I have done several deals already, but have never completed a wholesale deal.

Flooring can be a basic vinyl or even a DIY job using peel & stick flooring.Expensive materials is more risk for the landlord because when they get damaged there is more likelihood you will lose money on the deal because collecting damages exceeding deposits if difficult.

You need a deal before the deal, play it safe and don't have to worry about that.

They seem to offer more flexibility when it comes to financing deals.

I have a odd question,  70+ unit property 6mill left on note 5.50 30yr amortized   assuable 3 yr i/o remain BP calculator, Cash flow is positive cap x 1.5mill in Improvemennts in the last year with 20 units for value add improvements where do I go to get approved or a deal or a foot in the door? 

If you don't allow pets and they have six dogs, you can tell them they won't qualify.I often deal with applicants that I don't think will qualify, and I tell them that.

I've done a couple of deals in GA where I've done some BRRRR homes now they are my rentals, I sold a house I remodeled in Augusta that I had tenants in for 2 years, and I've done some wholesale deals as well.I'm currently under contract on a house in Simpsonville that I plan to flip.

You also should list how much $ you are putting into the deal even with ownership of the lots as depending on that equity a lender will require you to start with your own funds. 

I work with a bunch of different lenders, so I try to give advice that has the broadest possible application, since we don't always know who the lender will be on the N+1 deal two years from now.So my suggestion to you, to have your cake and eat it too, for that SFR that you want to rent by the room to maximize rent: have one lease, one tenant.... and that one tenant is allowed to sublet.