@Kelly Niddrie I am sorry to hear about your child and son.I understand you want to make a lot of money quickly investing in real estate, and I cannot blame your need given your unfortunate circumstance.

If you don't need the cash, paying down the principle on your primary gives you a 4.15% return, the money is still available, depending on how much of a HELOC you want in proportion to the equity you may have some up front costs the HELOC including an appraisal, sometimes some of this is negotiable with the bank depending on circumstances and relationship.

Borrower shall occupy, establish, and use the Property as Borrower's principal residence within 60 days after the execution of this Security Instrument and shall continue to occupy the Property as Borrower's principal residence for at least one year after the date of occupancy, unless Lender otherwise agrees in writing, which consent shall not be unreasonably withheld, or unless extenuating circumstances exist which are beyond Borrower's control.If you breach your Mortgage, the lender can call the Note due.Hope that helps!

Third, equitable title provides me with greater control of the transaction.Sometimes the simpler path is lined w/ potholes of unforeseen circumstances.

@Mark Caiazza, the LLC is not a requirement, but some banks can make it a requirement depending on the circumstances. 

Change of circumstances and address You must tell me promptly if you change your residential or postal address, or if you think there is any information that I should be aware of about your ability to comply with this contract.13.

PA is a different animal and there are very limited circumstances where you may avoid the PA tax.  

There are no agents or brokers involved.Because of certain circumstances, we have both negotiated and agreed over the phone to the Purchase Contract being cancelled.The escrow company has been instructed by both of us to disburse part of the funds to me, and part of the funds to the buyer, via an escrow Cancellation Instructions form.What form or letter do the buyer and I need between us to formally cancel the Purchase Contract?

I've seen this topic before and it seems to be a split depending on the circumstances but all in all, I see people go directly to the listing agent. 

While traveling there if you come across neglected properties write them down and try to get to these owners preferably in person.