Does anyone know of a lender in Washington who will do a home equity line of credit (HELOC) on an investment property ?

FEMA actually needs to visibly verify the presence of the flooded appliances to give you credit for it. 

Safe Credit Union, US Bank, El Dorado Savings, Golden Pacific Bank.

Rates well vary widely depending on credit and down payment amount.

I've had a client purchase multiple properties by securing a business line of credit against their personal residence (which was free and clear) and use that as the downpayment for several rental properties. 

I also have a $90k business line of credit (BLOC) for when the HELOC runs dry.  

The stats are Sellers price $49,000Square feet 960Tax Assessor value $10,842Rent estimate $550Im having a hard time figuring out a fair offer, as comps on this street range from 25k-52k  using zillow How would you proceed? 

Regardless, what I'm trying to say is that you don't have to follow the same path but talk to several other lenders as there are options with smaller credit unions if you're strictly looking for buy and hold without having to do rehab.

The 2015 valuation is 610k but I believe it would sell easily for 750k, or 800k (fair price) just by comparing to similar properties.

You need to control if any sub-leasing of the space allowed at all or the selling of the business to a different operator.85% is a pipe dream regardless of DSCR ratio. 25% down for STNL is about as good as it gets for senior note only and that is generally credit grade tenants of BBB- or better.