However the property has a freeway behind it and hence no rear neighbors /more privacy.You’re going to see low or negative returns with minimum down payments in that area unless you’re going BIG as in much larger homes and much heftier budgets for design/amenities.There’s great cashflow on the Clearwater/Largo/Seminole/StPete side - you’re looking at 2 high cashflow buckets that I call Tier 1 and Tier 2. 

@Francisco Pineiro To protect yourself when working with contractors:1.Start with a Clear Scope of Work (SOW): Ensure every detail of the project is outlined in writing, including materials, timelines, and deliverables.2.Use Milestone Payments: For a $40K rehab, consider this structure: 10% upfront, 30% at halfway completion, 30% at 75%, and the remaining 30% upon full completion.

I would probably structure it as debt like a loan and possibly break it up into quarterly payments or whatever you think will work best for you as far as repayment. you can get creative....

With a $200k HELOC, I could flip one property or buy 3, using it for down payments and leveraging loans.

But if it’s money out of pocket for down payment (primary vs investment) there are definitely ways around that.

Also that will give me a lower payment which will allow me to have bigger profit from rent.

I plotted the range of down payment vs CoC and it's pretty obvious, the less you put down the better your CoC is. 

The down payment to acquire this sub to is $25,000. so you give them $25k, you take over a $70k mortgage and they are going to pay $165k in a few years - if you will not do this deal send it to me I will do it. 

Some recommend the STACK method also.

Also it meets the 50% rule. 30 year mortgage at 7% is a payment of approx 323. 925 rent - 462 (operating expenses)= 462; 462 - 323 (debt service)= 139 cashflow.