Really it's your own decision, but if you have zero money for a downpayment and your goal is to purchase an investment property now, a HELOC could be a good short-term solution. 

This could significantly boost your cash flow by reducing your taxable income in the early years of holding each property.Also, as you approach your goal of 10 properties, consider looking into portfolio loans.

My recommendation would be to have a conversation with your manager regarding your goals for the property, and it will then be their job to meet those goals based on their recommendations and expertise.

Low down payment is a significant part of your criteria, Michael, and it obviously fits your personal needs, wants, financial position, goals….But for myself, for instance, ability to pay a low dp is of absolutely no importance.  

When I consult others investors, usually first time investors, I start by asking them what they're goals are.

Quote from @Sara Donohue: I don't know your market, your skills, your goals, etc.

If your objective is a given gross profit then you may be forced into doing higher risk, but less competitive and higher profit flips to achieve your goal. 

What would you want to see from a private lender? --Feel free to share your own thoughts and considerations when you're looking for assistance from a PML!

The goal is immediate cashflow that will quickly increase as we fix-up and/or lease up the properties, which ultimately will lead to a higher property value and a cash-out refi within the 5-year term.Do you happen to know of any good portfolio, bridge, and/or DSCR lenders, private or otherwise, that may be willing to work with such a scenario?

It’s a historic property that holds a lot of sentimental value for me.My goal is to rent it out after I move.