I dont know Nathan personally..

Once the property is sold we will be able to pay off the HELOC and will also have further funds coming in the following year.

Did you end up flying and looking in person in the area?

With a Conventional Loan you can buy a SFH, Duplex, Triplex or Quadplex with as little as 5% Down if it is your primary residence as long as you have the intention of occupying one of the units for 1 year after closing escrow.This is the strategy I have personally implemented and have assisted many of my investor clients in doing the same. 20% Down is also beneficial as it keeps your payment low but it does limit your ability of buying more real estate faster.i would be more than happy to discuss the different strategies with you over the phone or in person.

Personal finance is as much behavioral as it is math.

Personally, my primary residence has appreciated around 6% in market value and I live in Levittown. 

They clearly had no intention of paying off the loan in October but sought instead to further reduce their loan balance during a time of the note holder's personal hardship.

You’ve got a good system going, to find and get funding for these acquisitions.  

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

Of course most GPs have personally put in money to keep the deals from sinking.