Control and RollWith the owner being elderly - it would be best to discuss your proposal with their personal representative or relative - shouldn't negotiate with elderly seller - you don't want anyone to think you are taking unfair advantage -Your offer should be that you will offer to purchase the property subject to an assignment to third party - you will need right of possession - a long study period.

It'd save you some money (since some HELOCs charge loan fees and early termination fees) and will be better for your credit.Getting a HELOC takes about as long as a mortgage now anyway, so I can't think of any advantage why you'd want a HELOC first then a mortgage, unless I'm missing something? 

@Jason Bott thanks for the reply.What are the advantages of package deal? 

Is there an advantage to going above a 4 plex and using a commercial realtor and lender?

Also, what are some things that I can say that can be used to my advantage? 

It's easier to get into a deal when taking advantage of cash.

So closer and buyer both are now exerting a much greater of scrutiny in the use of any domestic entity perceived to be a vehicle for avoidance of firpta.With advance planning a domestic LLC owning property and filing taxes but with foreign members is exactly the way to go to take advantage of 1031.

Basically we brought the rental because we didn't know if we would buy a new home to live in but still wanted to take advantage of the appreciation in our area.What are some options that I can do? 

Do not take too much advantage of them, like asking for too much "free" work and not paying anything.  

Unfortunately, at least early on you are giving away that advantage entirely.