Just by looking at these numbers & the fact that you have a ton of money you owe to pay down a HELOC.

It may be a little late in your case, but since the economy is tightening, others reading this might benefit by not have their money missing when they really need it.

Maybe I can make more money doing that then REI :)

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Another option that I've seen in the local market is purchasing a heavily distressed or big rehab project with a local hard money lender that will allow a smaller downpayment due to the amount of equity in the deal on the back end.

Yes you can make money in Kensington and Strawberry Mansion but does  that the type of asset and renter align with your goals?

They agreed, including them paying all closing costs, and we had set a price in the lower 400ks… I asked for more money, which they obliged to add about 10k to, but just today they said their partner pulled out.

Bank of America had this man's money for a week - in their account.

So it seems to me that folks are probably happy to sit on the money making machines rather than sell.

Also, remember that interest rates are also negotiable, and the seller gets all the money from the interest.