Its rents at the time were $2200 a month and 2/3 of the tenants were horrible and not paying rent.

. $20K in reserves isn't a lot if something goes horribly wrong and there are damages if you default and he takes the property back.

That's not horrible.2.

So far, I've only had one tenant leave (in addition to the horrible one that I refused to renew) and that was because she started making enough money that Section 8 was no longer contributing anything.  

Idk who told you to never use your own money to invest in deals but I think that's horrible advice.

It is a horrible plan unless you have ZERO other ways to invest in real estate. 

(We're using it for a downpayment + rehab for an investment property).The tech issues with the bank have made this a terrible, horrible slog.   

Just speaking personally, and not knowing anything about rank breeze, I don't think you need any other platform to help you out unless you have a horrible location?

We toured his units and he was horrible to his tenants.

The paint in the kitchen had grease stains and many water marks and looked horrible.