. $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.

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

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.