The market tends to be 3% for buyers agent that is paid for by the seller in my area.

Tenants in Brooklyn tend to stay a minimum of 4-5 years in NYC due to high costs of moving.  

*It tends to stretch and sag over time.

A HELOC offers flexibility, as you only pay interest on what you use, but rates tend to be variable.

These do tend to be more expensive but are also on the table as an option.

The credit unions tend to have lower fees and offer solid business products.

Honestly, I've given up on finding cashflow anywhere close to the city due to rates and prices, BUT some other opportunities you may want to consider are:Live in flip - mentioned earlier in this thread, always a solid option in any market.Condo conversions - good money to be made from this and since they're a little trickier than a traditional flip there tends to be more inventory available that would allow for a profit.ADUs - come February 2nd, ADUs are allowed BY RIGHT on any SF property in the state, owner occupied or not.

We tend to stay just below our competition with a superior product.  

A truly "motivated" seller tends to not really care the amount of earnest money and you could also structure your EM due at end of your inspection period.

Either way, the problem tends to disappear after that.