Governments have told tenants that they can't be evicted for non-payment of rent, and I expect we'll have to do some education on how that doesn't equate to living rent free.  

Here's my question: I don't know how I should structure my financing for my somewhat unique situation- I have a HELOC on my primary residence (equating to $109k, = ~40% of home value); and I have $90K available in cash.

Assisting the owner in getting rid of squatters doesn't equate to ownership AFAIK. 

That may change as the pandemic has started changing the supply/demand equation, but most GC's I know have been busy charging 30k per kitchen not 30k per job lol. 

If yes, add another month or 2 to the equation.

The goal here is that the property needs to fit the math equation of the BRRRR as well...but more on that in a moment.When it comes to buying my primary home, I can buy with 5% down, 3.5% down, maybe 3% down and even LOWER with Downpayment Assitance Programs that would be available to me.

Being a newbie, I may have some numbers that are a bit off, and if so, feel free to challenge them.So I have seen people assuming Capex of 5-10% of the rent, which would equate to $85-170/mo for a 1,500 sqft 4br/2ba with no garage.When I run the numbers though, I get: $328mo, or just over19%, so I wanted a sanity check.I calculated the following (installed costs):Water heater- $1,000 per 10 years =$8.3/moDoors(8int)- $2,400 per 25 years =$8/moCabinets- $5,000 per 20 years =$20.8/moCounters (gr)- $4,000 per 25 years =$13.3/moBacksplash- $2,000 per 25 years=$6.7/moFridge- $700 per 20 years=$2.9/moOven- $500 per 20 years =$2.1/moMicrowave- $300 per 15 years = $1/moDishwasher- $400 per 15 years =$2.2/moGarbage Disp- $200 per 10 years=$1.7/moWasher- $400 per 15 years=$2.2/moDryer- $400 per 15 years=$2.2/moSiding- $12,000 per 25 years=$40/moA/C- $5,000 per 15 years=$27.8/moDoor(Fr)- $2,000 per 30 years=$5.6/moDoor(Back)- $750 per 30 years=$2.1/moRoof- $7,500 per 20 years=$31.3/moTile (500ft2)- $6,000 per 20 years=$25/moLVP(1000ft2)- $5,000 per 10 years=$41.7/moPaint (int)- $4,500 per 5 years=$75/moGutters (200ft)-$2,000 per 20 years=$8.3/moI would probably need some $ for driveway, exterior paint and landscaping as well, but overall with what I have included, it seems 2-4x more then most people even budget for.

They let me know I was exempt from the VA Funding Fee, which is about 2.5% of the purchase price depending how many times you’ve used this benefit (equates to about $11,500 savings for the multi family I’m looking at now). 

Being as $2000 is the denominator in the equation the analysis spits out a crazy IRR of 174.25% The visual at the bottom showing the Year 1 - 30 returns shows a year 1 equity of ~$2500.

From my understanding, were you to not consider your "rent" in the equation, would be the amount left that you would need to pay as your share.It seems rather unfortunate as many podcasts and other outlets I read talk about how Duplexes and higher cover all the costs.