Certainly will be sure to ask to see the card before signing an official agreement.Wouldn't be asking about cigarettes or cigars.

Which will also depend on the neighborhood.You want to, "rehab/maintain to the Neighborhood".Most investors go overboard on their first rehab and waste a decent amount of money.

I'm an investor and mortgage broker and have options for loans that go as low as $75,000 and down payments as low as 15%, which makes it easier to stay above $75,000.

HELOCs are definitely a good option for financing BRRRRs.

You've only owned it six months, so you probably haven't dealt with vacancies, maintenance, or capex, but you should be setting money aside for those things.Your partnership agreement (if you have one) should address exit options.

Are there other creative options I haven’t considered?

Many local banks/CU's will go to 85% CLTV.

Hello @Jerry A.Feel free to message me if you have any questions but I would seek out a broker who has access to over 220+ lenders to help do the shopping for you. 

Do they have 20-25% down to ask for seller financing?

Your best option is to terminate the current manager and switch to one with better processes and communication.