cash for equity..

If i purchase a house and it has 10-20% euqity in it, is there any way i can get cash for the equity besides doing a HELOC or refi?

You could perhaps convince a hard money lender to take a second position mortgage on your primary. The rate would be ugly. I would look to other sources for cash and take your time. Real estate will be good to many of us for years to come. Depends on your local market, of course.