@Nina Grayson the lender will absolutely roll in the costs and its likely to be required because the underwriters are gonna have a problem with it in its current state.

If not by funding directly, can I roll over my 401k or ROTH IRA from my full time job into a self directed account?

Option 1: Apply for a commercial loan for a group of properties and pay the down payment and rehab costs with my 60k heloc (Ideally a $200k package with $40k down and $20k in reserves for upfront maintenance.Option 2: The investor has mentioned the option of seller financing on a 3-5 year balloon payment (contract for deed) with 20% down in which I would then re-finance in 3-5 years per the terms to roll into a conventional or commercial mortgage.  

I am slow rolling offering full time virtual assistants in my company. 

Remember when the next down turn rolls around, the banks will probably take away that HELOC facility or modify it somehow -- or that is what I gather from the old salts around here on BP forums. 

I live in Southeastern Mass and my heads spinning as to whether or not to pick one of the above strategies for where i live or if i should look outside of my marketAnyones guidance/suggestions to help me get rolling would be greatly appreciated! 

I was ready to roll, then my flame turned into a pilot light... not out, but not burning either.

I'll start hunting down rent roll, unit mix so I can research rents, and actual expenses.

Im saving $1163 a month for expenses, which is 35% of gross but im managing myself and the taxes are rolled into the mortgage fee.

@Jack Edward Johnson Buying with large equity is only part of the equation - What you do with the property after purchase plays a large roll.