Hi I get $3900 monthly rent. 

Before going get the list, what you think its worth and see what people buy it for. 

This will have a 3/5/7 year balloon and terms get revised. 

Does anyone have a website for a good template to create an annual report for filing?

Sorry @Kathy Merkh, but you are not going to get an investment loan at 5% for 20 years.

Would anyone care to recommend a bank, credit union, etc that will do a HELOC on an investment property?

I get that, I doubt he'd give me someone he didn't feel like would put in a good word... 

That one will take a year, but then it will get 25K a month on 2.5M, and there is an RV park as a bonus.   

If the landlord is desperate, they should be willing to help pay the tenant to cooperate or vacate.I would also get familiar with the landlord/tenant laws where this is located.Make sure the landlord has a plan to allow your inspector and appraiser (if any of these apply) access to the occupied unit.I did a piece on buying tenant occupied properties awhile back and and got some fantastic responses... maybe something here could help in your situation.

I'll shoot you an email and we can connect.