Quote from @Ryan Konen: @Chris Seveney I've lost a job at company that was morally challenged when I spoke up they found reasons to dissolve my position.

i didn't even know auctions gave opportunities to actually have access to properties beforehand.Given your line of work, i would say that you are uniquely positioned to work well in the outlined situation.

Or would you not try to do this deal at all and wait to build up the cash position to fund the down payment, which could take 2-3 years?

The problem is your equity position meaning if the home is worth $1.3M and you owe $975K you are sitting at a 75% LTV with only 25% equity.

I am interested if anyone has a referral for a bank that will lend (first position) a HELOC on a 4 family property in Columbus, Georgia.

It's a gateway into the investment you actually want to make.I'd recommend you put yourself in a position to take advantage of a REIT exit as an OPTION, not an OBLIGATION.

People write essays on their position, instead of bullet points on the facts, pros, cons etc.  

.$50K in earnest is a lot and if the lender drops the ball are you positive they can get the credit denial out in time to refund the earnest?  

Here’s the quick-and-dirty lowdown to get you started:1️⃣ Where to Look:LoopNet & Crexi: Good for commercial deals, though the best ones go fast.MLS (Multiple Listing Service): Access through a realtor for hidden gems.Auction Sites: Think Auction.com or HUD homes for distressed properties.Direct Mail Campaigns: Target landlords with older properties (especially those with code violations).2️⃣ Systems for Finding Deals (Step-by-Step):Set Your Criteria: Market, budget, unit count, rehab level.Build a Deal Funnel: Use LoopNet, Crexi, wholesalers, auctions, and brokers.Analyze Quickly: Use a property calculator to see if it cash flows.Direct Outreach: Contact sellers or property managers directly.Get Your Network Tight: Property managers, realtors, contractors—they’ll drop the best leads.3️⃣ What Makes a Good Deal:Cash Flow Positive from Day 1.Below Market Value (usually needs rehab).Upside Potential: Think rent increases, better management, or refinancing options.4️⃣ How to Become the Better/Best:Study the Market Like a Hawk.

(I will research what the likely cost will be and will add in some extra for Tenant A to make it a positive for them).