There isn't enough cash flow in these deals to pay the mortgage, monthly expenses and the HELOC that I'm trying to leverage against.

If you are in the Wilkes-Barre/Scranton market, you used to be able to get duplexes for $50k to $100k and make it cash flow quickly.

This also only works for cash buyers willing to buy and hold. 

Start researching price to rent ratios in areas and see which area has the best combination of cash flow/place you want to live!

For the down payment, aiming for 5-10% down balances cash flow flexibility with homeownership. 

-If I can get them out before foreclosure occurs then I can retail home and pocket some cash, which is why I'm interested in delaying.

Purchase price: $990,000 Cash invested: $350,000 Purchased this home with my former partner back in 2018 and we put 200k down.

I found really good deals and paid cash.

.- at year 7 if value appreciated a lot, can i do a HELOC on it and use that HELOC to pay off the balloon - probably not due to lien being secondary etc on helocYes on the HELOC, but it would probably be easier just to refi and pay off the seller, and cash out more money too.Hope that helps and good luck!

The right market for you depends on whether you prioritize cash flow (Augusta, Columbia) or long-term appreciation (Greenville, Huntsville).