@Ben Trageser I am not in Rhode Island though but happy to utilize my network to help you

If you don't have enough to buy with cash and will get a mortgage, I would focus on finding a good-value home with a solid CAP rate and Cash-on-Cash return that will appreciate and fit the most common rental size house in your area. 

I have been playing around with python to build financial models and wanted to get some tips on how to make my models more user friendly and better at solving common pain points.

S8 will include utilities in the rent payments to the landlord, BUT ONLY UP TO A CERTAIN AMOUNT.

First, create a Post-Closing Occupancy Agreement that clearly states when the seller needs to move out, any rent or fees they'll need to pay during their stay, and what their responsibilities are regarding utilities and maintenance.

You can raise capital through family, it’s actually a very common practice.

Upfront fees for professional services are becoming more and more common though. 

I'm not sure anything is going to change there anytime soon unless you want to share your common space with guests and go that route, as Airbnb traditionally started as.

Pretty common strategy as I understand.Does anyone know if I'll have to quit claim it back to my personal name in order to obtain a HEL?  

Personally, I'd pay with cash or utilize hard money and obviously the market in Memphis is very different than in Phoenix, but I don't think there's any way investors could get something for that much out of pocket down here haha.