I found this on market and put an offer below asking price.

Most hard money lenders will offer these products, but not all are created equal.

@Elenis Camargo Just wanted to let you know that I spoke with Pentegon Federal Credit Union this morning and although they used to offer HELOCs for investment properties, I was informed that they do not anymore. 

They have a lot of great insight into the specific needs of the community that you may struggle to find on a website. 

You probably need 10% for a down payment plus closing costs which could be another $10-20k.You can put in an offer contingent on selling your own property. 

The most lucrative option Ohio Cashflow offered me was to use their real estate agent.

I ended up offering to open an escrow account to place the remaining $6,000 I “owed” the contractor and should I have no problems after the 5 year warranty period, the $ would then be transferred to him. 

,There are lenders that will offer home equity loans as well as cash out refinances (run the numbers to see what makes more sense). 

@Yolanda Columbus Appreciate the insight and strategy here!

Its a great way to come in with an all cash aggressive offer and get a better deal.