(so that substantial acquisition debt can be used while maintaining positive cash flow). 

What does it mean when I see a mortgage and debt balance and public record balance compared to estimated value??????

Plus none of us want this part of the tax law eliminated because some eager beaver IRS person keeps hearing of this "STR loophole" and decides to take steps to either change or get rid of it.

I try to find out what expenses can be eliminated, decreased or offloaded to the tenant instead of just rely on rent hikes 

With that in mind I’m projecting 200-250k to fund a 25% down payment, closing costs, light rehab, and 6 months of debt service and opex as reserves.

So, she offered me the opportunity to buy it, since her debt to income was to high, and she paid the down payment.

You also have to consider a Heloc is a credit card a.k.a debt burden unlike a cash out refinance its a mortgage (One loan).

So if you have a $1200 rental then that $600 before you place any debt.

Did GP sell to avoid being called by lender on personal guarantees under the mortgage debt?

I can see through DOM the contrast between those struggles and the lease ups of the better located single families in the area.I cant say with certainty this applies across the entire city but what’s known is the fact people are getting married and starting families later in life than in the past, young people have more debt than ever before thanks to student loans, the cost of buying ahome has never been higher & most  families decide to move to the suburbs when they have school aged children.