One has no mortgage, their other has a HELOC for around $20k remaining and is coming to its 10year term that was established before placing with LLC.My predicament is how/best way to pull equity out of either property for a down payment for the 3 family that is valued around $450k.

The predicament we are in is the property is not in the condition to charge that much for rent and we would also leave a lot of money in the deal once we refinance if we cannot get in there to fix it up.

Creative and thank you for sharing, I'm sure this will help a lot of people in the same predicament. 

@Mario Morales, to echo Bradley, I would say this depends on what you are lacking in your own knowledge base.To some (probably many investors) the agent is simply an initial filter for them.  

Sorry for your predicament.

The moral of this story is to have good home owners insurance!

I'm interested to see what you more experienced professionals think of this deal as its structured as well as being in the predicament of having our agent represent the seller ( as himself) and us as the buyers.

First of all, I love the morality component of it.

I had to go that far away due to the insane cost of real estate in Boston, so I fully understand the predicament.

I'm a GC so I understand her predicament and realize maintaining relationships is critical.