Exploring a combination of these strategies, such as using a HELOC for a down payment and securing a DSCR loan for the remainder, could help you achieve your goal of purchasing additional properties this year.

Was just painting the background story to show that regardless of one's starting point, you can achieve success in real estate..

If you can't achieve those rents, you may be able to reface the cabinets, and paint the boxes.

They could sell and re-deploy that capital somewhere else where they can use leverage and achieve a much higher return on their equity. 

You can of course give them additional money if needed to achieve the sub-to. 

I care about the return they achieve and not their unit count.  

2) What gross annual revenue to purchase price ratio is achievable there?

He's just really driven and has achieved a lot of success.

AND those don't always end in completed business either,  and revenue only comes from achievement of conclusion. 

if you can finance, do it... going all cash in real estate rarely makes sense. my highest net worth clients know you achieve wealth by borrowing/leveraging money at a low rate.