There's quite a bit of history with this property management company:1) They failed to notify me when the original tenant stopped paying rent in early 2023.

He is disrespectful, had over 30+ liens and city fines from failing to maintain his properties.

Second to cash in the bank is HELOC cash because you can use it however you want (you just have to see it already in an account).

That is the best option if you are truly trying to help a family member.you cannot get control of the mortgage, you can do sub2 but you are not in control, the bank could call it due if they see the property transfers title.The other way is for you to buy it from them at market rate, then rent it back to them at market rate.

Brokers have their place in the industry as do retail banks/mortgage bankers.

I know they have a cap at 10.We have also looked at using local banks in the area but those terms are usually 3 years arms to ten year arms and 20 year loans so it lowers cash flow significantly. 

As I studied earlier, the first thing you should do is marketing, then get a call and do a property analysis to understand if it's profitable for you, then meet with the seller and sign all the necessary papers, then if there is a debt in the bank we do a reinstatement quote, then do a title search to check if there are any hidden debts, if everything is fine we look for an investor or flipper and sign an assignment of contract with him and wait for closing to get our money.

If all else fails and we still end up with vacancy during the winter, start to market the unit earlier prior to turnover.

No, that way leads to a failed investment. 

Well I have seen this come into play - I had someone who has a note in florida that was a non-owner occupied loan and the lender claims the borrower failed to make payments on this and attempted to record the deed in lieu.