Caleb Heimsoth try your local credit union.

Had our credit unit do a HELOC on the investment property, pulled out 85k then took 21k of it to use for closing cost on new property which settled today. 

I figure if he had no energy to shave, he certainly don't have the energy to mow.The property is located in an "A" area, almost 100% homeowners, all with beautifully manicured lawns, so even when my tenants cut the grass, it's not even or edged, and there's no spring and winter cleanup, it still stands out looking unkempt.

I understand this will lower my credit score and as multiple lenders each get my credit score/report, I am concerned that it will heavily impact my credit score negatively.Are there strategies that you recommend to workaround this or is there a way to do this effectively without heavily impacting your credit score?

I initially hoped to ask the seller for a credit to fix however I am hearing that the amt of credit you can ask the seller is limited by the closings costs amount (in my case max it will be $12K) so I am not sure what to do.I am aware of the 203K option, but I am not sure I want to go that route as I am comfortable with my plans for down payment and monthly expenses currently. 

I initially hoped to ask the seller for a credit to fix however I am hearing that the amt of credit you can ask the seller is limited by the closings costs amount (in my case max it will be $12K) so I am not sure what to do.

I currently have a credit score of 720 but no cash.

I also have a lot of experience in real estate (I used to sell luxury homes in LA and my license is still in good standing although I haven't been active).

standing over my dads casket looking down at his body ,realizing that someday that will be me ..dying broke without enough money in my savings to even cover my own funeral .

The lawyer told them that when they sell the house they can negotiate a settlement for perhaps 1/2 of what they owe.Their credit has been significantly affected by the heloc default.