You want this to be your backup plan if things take longer than anticipated, you do not want to dip into personal credit cards so i would use a heloc to help with down payment but try to keep a nice available balance on a heloc as your insurance policy. 

“ cash flow returns” almost always compare horribly to a simple bank CD after you deduct for insurance, prop taxes< vacancy, capex, prop management (or your personal time.) etc etc etc. 

My lease has a sublet fee (2 weeks is guest by lease more than 2 weeks in a year is sublet) that is costly enough ($100/night per person which is about what a cheaper hotel is here) that makes sure tenants do not have others move-in without informing us.

I enjoy hearing about peoples’ personal wins and innovative, creative strategies.  

Some owners expect their PMC to actually be a personal assistant:(How did you set expectations for this client when onboarding them?

I don't just hand over money unless I have a good respect for the person. 

We used $100k of private money and the rest was personal cash.

I found this one https://www.titlesearchcourse.com/faq/ its 69$ and the person who created it also has a youtube and specializes in tax foreclosure properties which is what i do.

I don't know a single person affected by tornado in Dallas while we have had them and I have seen the destruction.   

Ask for higher security in person have them back out on their own if they still want the place you will be safer with more security