While books, seminars, podcasts, and websites offer valuable general knowledge, ultimately, you're investing in a specific property in a specific city.

I can't imagine any of the services offered would be cost effective.  

Any direction on what lenders offer HELOCs for this situation, or alternative ways to accomplish the same thing?

In Gearhart (even closer to Portland) there are several exceptional communities offering luxury oceanfront estates. $1.5M-$2M - Manzanita/Arch Cape.

What I'm able to offer now is via one of America's top life insurance companies.

If you feel like their offer is basically take it or leave it, then you'll have to make a decision whether you can afford to have the property locked in an uncertain contract for a period of time.

For example, while many agents will tell you that it's a buyer's market, there may be multiple offers on homes which have accepted an offer.

However, to get into the new home, I need to be able to make an offer without contingencies.

Then you can also decide if you want to try and offer that amount!

The fact that this sponsor used investor money to gamble on high yield unsecured notes leaves a bad taste in my mouth.