DOES THIS EXIST? 

A $60K down payment will get you a $300K property (assuming your income is high enough and debt low enough to qualify for a $240K mortgage).

Since you currently operate without an LLC and report rental income on Schedule E, the vehicle purchase might not seamlessly integrate into your existing tax structure.To leverage Section 179 deductions effectively, you may need to consider restructuring your rental property management operations.

I agree.. just look at any large mid west or rust belt metro.. there is a ton of houses avaliable the question though will folks buy in certain neighborhoods where inventory is readily avaliable you can buy existing in many of these markets for far less than new builds.. so to me its really a neighborhood issue  a school issue a crime issue etc etc..

When I read the bank would accept 91k I understood that to mean that was the 30 day payoff amount on the mortgage.  

I currently have 20 mortgages right now.  

A purchase you made in 2020 or 2022 would not really be thought of as a BRRRR because I'm guessing those units have been rented since then and were not just sitting vacant with you paying on those mortgages.

If the property requires rehab, the Realtor and/ or Mortgage Broker will suggest applying, for a FHA 203k Loan.

Opportunities still exist here.

If you do want to go this route, make sure that the underwriting of the investment property pays back both its mortgage and the monthly HELOC.