I use HELOC to buy the property first, then refi
I have the equity line ready first and tell the seller that I already have the money to buy the property. So it is easier to get the price lowered about 10 to 15% of the asking price (one from 350k to 320k, another from 425k to 370k). Then I will refinance the house with max cashout to pay down the HELOC. Good luck.