My wife and I have overhauled our personal budget to reflect the 'pay yourself first' approach (allocate in order: income comes in -> invest -> donate -> fixed expenses -> variable expenses -> fun $$).We are looking to see what experienced people generally recommend for a holding tank for that 'invest' allocation while we target our first real estate deal.What financial vehicles have you guys used that works well for this?

When that portion was complete, I could then receive draw money which allowed me to pay my utilities, taxes, and mortgages.

having a local commercial Banker is key I would never go with a national HML for construction.. unless I absolutely had to .. like right now I am at 1/2 point and 7%  for my vertical loans no junk fees and my bank even pays or the appraisals . :)  these are not credit score loans ( I mean I have a credit score) but thats just a formality its all about capital and relationships with your bankers and deposit relationships thats key as well.Yes your relationships with sub contractors will be a huge factor in profitability, both direct and indirect. 

they are a non accredited pay to play orginization.. while they do some nice meet ups and have basic info.. does not mean that any lender that pays to be a member is a better lender than the thousands of us that are not members..

Look at what high interest credit cards you can get rid of, pay down, or move to zero interest promotion cards for say 15 months etc.

Pay the tenant to comply with the lease?

Might make sense to pay the taxes and invest in something overseas...$.02

I currently work with investors who are looking to begin their portfolio in turn-key real estate and manage for them on the back end so they can still enjoy their everyday lives while having a resident in place paying down their loans. 

You often get what you pay for. 

You should be able to pay off the loan anytime during that period, without any sort of penalty.