the HELOC will be based on appraised value...appraisals are hard to predict, but you have a huge equity position...so even if it comes back conservative, you should be good...credit unions are your best bet...better on fees and higher LTV....but you should shop to confirm.The alternative for you is putting a loan in place and using the delayed finance exception...try to take cash out.

I found this article that says it's better to rent and invest in the stock market than to buy your own house, great news for landlords!

Remember that real estate is not get rich quick but a way to build wealth predictably over a long term.

I have plenty of reserves and a lot of cash coming in from other properties, notes, stocks, bonds, etc. 

My mother in NC recently passed away leaving me a house in NC (fully paid off) and other investments in stocks and mutual funds as well as vehicle, furniture, etc.

What makes a self-directed IRA custodian different is that they are not purely connected to the public exchanges and limited to investing in stocks, bonds and funds, but rather have the staff training and paperwork to document the IRA's investment in the more individualized transactions that occur when investing in real estate, notes and other non-traditional assets.

I suppose I cannot predict whether a seller would entertain that... can you take home equity to get the down payment for seller financing?

I understand getting 10% on your money, but the stock market is even out performing that right now.

Its a loan based off of any Taxable Stock Portfolio.

Making decisions by predicting tax policy is a no win game.