Additional costs for snow and heat could add up as well. 

Basically, the chain of title is unbroken and free of defects and transfer of title can take place with little to no additional work involved above and beyond a normal closing.

In addition, you're also well below the 2% (income-expense ratio) rule. 

This Contract Is Not assignable by Buyer unless otherwise specified inAdditional Provisions.So in the additional provisions area you just state that the contract is assignable (with or without perimeters). https://drive.google.com/drive/folders/0B1VD36mBqe1EfnJaMGl3MVBxX0Zva3RVbEY2amVuc1Y4SFh2X3JDZTVHeGxUUVRzaGdDMVU

But the MAIN discussion should be "how to get more than the 2.5- 5% down, with one or two additional paydays."

With your experience, you'll be a great addition to the forums already.

There would have to be a unforeseen appreciation increase in the market for you to be able to refinance and pull your additional equity out. 

Additionally, should you sell the property, you can payoff the HELOC down resulting in no monthly payments until you are ready to invest in another property.  

Additionally, if you are looking at multiple areas, you can definitely work with different agents as they may not be well versed in every area (even within the same city).

In addition the Realtor should be at fault for allowing something to go on the market and not know the the true dept.