same with HVAC and other big ticket items.with that said, i don't invest in Indianapolis, but you're likely still in a sellers market, which means that sellers are going to be less inclined to make fixes / give credits for issues. 

I want to scale, but not sure how to develop my strategy.I have a $200k HELOC and excellent credit worthiness and high income from my day job.

I've had HUD forms filled out billing me for pro-rations that were the seller's responsibility, agents who have lost track of contingency removal dates, ... the list goes on and on.

There are several benefits of having cash in the bank/liquid reserves versus an open end mortgage (a.k.a) credit card.

Check with credit union.

Some also don't have the means to come up with a downpayment or have low credit history so they can't get a mortgage.

Unless a loan is assumable few if any lenders are going to agree to this because they have no way of knowing if you are credit worthy, as the seller was the one who was vetted. 

Thanks, i know im on the right track 

Maybe paying off credit card debt or other debt on your report to reduce the minimum payments, increasing the downpayment, finding a house that doesnt require HOA or flood insurance (if applicable), etc.

But 3) Try multifamily specific brokers, crexi and loopnet, although 2-4 units maybe scarce. 4) A home equity line of credit is a good source of funds however it will generally make your overall monthly payments higher, so unless a deal is very solidly cashflowing, a HELOC may put you into negative cashflow. 7) Typically electric/gas are paid by the tenant - however this isn't true across the board.