The problem I was having with Stessa and Rentastic is that it only tracks what’s in the bank account not what I get from the PM, so the numbers are off and I have to go in and correct it all.

This is a case where I want to manage more and make sure I'm addressing it correctly. 

Andrew is correct that you can get a multi family property w/ 3.5% down FHA.

it looks like you have found out - correctly - that the vast, vast majority of properties for sale aren't good deals from an investment perspective. 

It really depends on what you are looking and I think your thought process is correct.

Looks like they’re still operating at a loss if I’m interpreting correctly.  

E.th. you mention in the post is correct. 

I'd estimate your cash flow after you pay the loan payment would be $600-$800, which a lender that understands investment real estate should give you some credit for on your DTI.As for a bank, I have a specific lender at NBI that I would recommend.That 600-800 you are factoring in the HELOC repayment each month too, correct?  

Title is not at fault, they settled December correctly.

I wouldn’t think this would necessarily be the correct solution in a condo unit.