How long have you owned these, and how much is rent vs the payment?

With your income, you may qualify for an FHA loan with a smaller down payment, but buying now could limit your borrowing power and increase monthly payments.

I considered suing for non-performance but felt the hassle of doing so would not be worth the benefit.I'm still hopeful and looking in the Flint market, I just would not use them to do so.

Maybe you can use your duplex as collateral seeing as you don’t have a big down payment?

But as far monthly payment you could easily buy a house in a cheaper location have less roommates and the same monthly payment or the same number of roommates and a lower monthly payment.

Just like any aspect of real estate investing, non-consumer lending at a large scale is a relationship business. 

What we've learned is that Sec 8 residents would usually stay longer than a non-Sec-8 resident.

How will the partnership cash flow cover the HELOC payments if interest rates increase?

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

What I see is more non accredited or lower net worth who are burdened by debt will be drawn to these types of strategies.