If you have a good FICO, a decent down payment and closing costs, go ahead an do the first one. 

She put a portion of the down payment (15K)...and of course there is a little equity...

Add-on:  I do like that I can automate my late fees, no partial payments, etc.

Current value of paid off property is roughly 350k , looking to borrow 75k-100k down payment to  purchase a 275k commercial property.

This is the equivalent of a car salesman pitching the "monthly payment" of a car instead of the actual price of the car.

Just be aware.I just quoted out this scenario to a borrower over the weekend:$130k purchase price30% down Payment$91,000 Loan Size780 Credit Score5 year declining prepayment penalty6.875% is the lender's Par Rate (so no discount points added, only broker fee added). 

There are down payment programs for duplexes, i have not searched or tried to do a 3-4 unit property. 

I do not have to much cash for a down payment but was thinking of doing a HELOC on one of the rentals to get more cash and go the BRRRR method.

@Robert StephensonIf you have enough equity in your primary or rental you can get a HELOC or HELOAN and use the proceeds as a down payment to buy another rental.

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.