Investing in real estate is an excellent idea.

Seller financing allows the seller to get a lump sum now, and still get a stream of income (from your new mortgage), and it spreads out the capital gains, which is a tax WIN. 

So if you can use your first deal to get you to your 2nd and 3rd...big win...Otherwise that $32k would just be sitting in the house earning you $150/mo or 5% annual returns...based on this first project, I'd bet you could earn more than 5% with that money by BRRRRing another house... 

If you are dead set on a HELOC you will likely need the following for an investment property: An excellent credit score (720 or higher), A maximum 80% loan-to-value ratio, Healthy cash reserves on hand, Sufficient income from tenants, Additional features that make the property attractive, like whether it has long-term tenants (Source https://www.rocketmortgage.com...)

With what I know now, I believe the best option would be to do a BRRR (with the exception that the property already has an assumable mortgage in place) as the rental income would be excellent (I believe it would currently bring$2500/month and will only get better.

Especially in today's market, it will be tough to win with an offer without a proof of funds or preapproval letter.

But keep in mind, the best influencers are the ones that are able to influence others without others even realizing it.Here’s a list of all the people that I influence when it comes to real estate investing:my bankers through keeping enough in reserves and having enough cash flow to lead them to want to give me loans on my properties.The people who work for me by being nice to them, encouraging them, providing a good work environment, paying them, and helping them get their own real estate properties.My business partners by trying to be fair, making sure that they benefit from the partnership, and by helping them reach their goals all while helping me reach mine.My tenants I incentivizing them to take care of all the smaller issues that come up in the home by discounting the rent.Sellers by finding out how much they need to get out of the sale of their home in order to help them solve the problem that they’re in, then we work together to make it a win-win situation.Title companies by sending them previously closed settlement statements explaining how to put the rehab credit on to the settlement statement.Wholesalers and realtors by telling them that I own 200 properties and I am a serious buyer and  that I will buy the property if I am able to buy a property A certain way or at a certain price, and that I will close on the deal as long as it is according to how they presented it. 

I've personally achieved growth from Dale Carnegie's book "How To Win Friends and Influence People" and choose to revisit the teachings at least once per year. 

About an hour away from where I work is an area that would be an excellent airbnb location after my one year residency.

Decide to feel like a champ before the actual win!