For example, in original loan estimate there was a lender credit of 500 plus now it becomes 200 credit and even that is used to offset much higher appraisal related charges 650+150(investment cash flow schedule)And to be clear, I made it clear this is investment property upfront, not like I want to take advantage of cheap government money by pretending this is a primary residence Anyway, this ranting was partly due to dealing with them and with insurance along the way accumulated enough negativities and it just pushed me over the edge even by smaller deal surprise at final closing statements.

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.