They seemed good, and looks like they have prior experience managing the building I’m buying (based off the leases that were submitted to me) but way to expensive to what I’m use to … $137 - $184 per door (over 10%) and then $750 per door for the maintenance reserve. 

Having owned property in rockford its not a great appreciation area so getting a HELOC will probably take 5-10 years based on loan pay down and maybe some slight appreciation.

They want to pay based on what you're actually making.But I also believe that the square footage of the cabin plays a big part too.

I’m still new to real estate, so my knowledge might not be perfect—please be mindful!

I agree with finding quality comparable properties and basing your income off these.If there aren't any, why is that?

You already have US based credit so that is good. 

I'm also based in CA and invest out of state (Detroit).

We typically value properties based on rent multipliers, in Avondale 11 is a good rent multipliers.

As a real estate agent based in New York, specifically on Long Island, I'm eager to hear from anyone who has experience with BRRRR properties in this area or has valuable tips to share.

In short, this would be an entirely appreciation-based investment.Given the state of the economy today, with high interest rates and the seller-buyer lock out effect, I want to discuss the pros and cons of this investment at length, specifically in the context of all the other properties / neighborhoods that I have been evaluating.