This nonsense about paying full price off the MLS and using borrowed money to cover the closing costs is very alarming.You haven't said that, but a popular guru has and he has sold a lot of "memberships" in the process.

There are a bunch of companies that can do the cost seg for you.Techincally you can do it yourself but it isn't always the best way to go.Check out this article - https://www.merchantmaverick.com/diy-cost-segregation/Covers some of the risks.

@Jay Hinrichs to clarify, although you did clarify already, but again my only financial risk is the $795 'Commitment Fee' which covers their inspection.  

It is increasingly common for a PM to charge a "leasing fee" which covers all the costs of marketing, showing, screening, placing tenant under contract, collecting deposit and rent, setting up utilities, getting the tenant placed, etc.If the PM can't justify the cost, then they shouldn't be charging it.

The price for these 4200 SF buildings are very low about $135,000 per unit leased at $1350 a month and they have high end custom finishes and private patios, covered parking for 2 vehicles and usually all individual meters.

- HELOCs are best utilized when they cover the entire purchase.

The price for these 4200 SF buildings are very low about $135,000 per unit leased at $1350 a month and they have high end custom finishes and private patios, covered parking for 2 vehicles and usually all individual meters.

No tax returns are needed to qualify for this loan, however the monthly rent must cover the full PITI mortgage payment. 

I have a family member that’s willing to lend money from their HELOC for my next deal to cover rehab costs.

Work to save a lot of cash (Which I just reduced my 401K savings rate to only cover my employer’s full match so that’ll be a couple hundred extra each month and I’m about to fully pay off my car in six months and that’ll be an extra $500/mo.