:Always do anything within the walls of escrow, i.e. pay people, pay title, pay escrow, pay invoices from termite, give a credit to a buyer or seller along with anything else. 

With 700+ credit you should be able to get mid to high 6s if you pay a couple points and do a 5 year pre payment penalty.

That is a "vacancy and credit" imputed expense even if you don't have any.

But I agree with an above poster that $10 psf in tenant improvement seems low, unless you can find a turn-key tenant to occupy that will require very little renovation.In DFW, for 2nd generation spaces, I've seen LLs underwrite at about $25-35 psf in expected TI allowance (subject to the lease terms and tenant credit rating).  

For HELOCs without W2 income, look into local credit unions or community banks, as they often have more flexibility with alternative income verification and rental portfolios.

That is something a lot of the smaller credit unions lack.

Well....should you invest in a city where the people elected a woman with foreclosures, liens, judgements, garnishments, ethical violations from the state ethics board,  misused a city credit card, went three years arrears on her federal taxes all while yelling for other people to pay "  their fair share, " left skeletonized dead bodies hanging over Canal St for months on end covered only by a tarp until the wind blew it off to reveal to our horror her blatant disrespect for human dignity?

This is proper planning and so smart to get educated way in advance of the first guy so you are totally on the right track.

Conventional, UWM Rate: 8.00%Lender Credit: $62030 Years Fixed You have to consider that a conventional loan does not have a Prepayment Penalty.

It’s flexible and can help you fund deals quickly.Lease Options: Similar to “rent-to-own,” you control a property with minimal upfront costs and can potentially get a cut of the appreciation if you decide to buy it later.Lines of Credit: If you already own a property with equity, a HELOC or business line of credit can give you accessible funds for down payments or renovation costs.House Hacking: This might sound basic, but if you haven’t tried it, it can be a fast track to building up rental income and experience without a ton of cash down.