You open yourself to much more risk in not being able to finance out of it and being stuck with hard money and those fees/penalties.

If you're willing to have roommates, your options open much more broadly, and you can potentially assume a loan with a low interest rate. 

First thing that comes to mind is a mentor but have not had any luck Also I have over 900k in equity across the portfolio, Is there a way to use the properties as collateral for a HELOC across the portfolio instead of individually?

Quote from @Clint Miller: Seller financing opens up great opportunities for real estate investors, but coming up with the down payment can still be tricky. 

The property is only 9 years old so that's why I put only $10k also, they are opening a new company that will employ thousands of people nearby so that's why I put a 6% income growth and only 3% expense.

Send a message introducing yourself, sharing your goals, and asking if they’d be open to a quick conversation.

The City seems open to it as long as the contracts are structured the right way.

Would you mind sharing the cost?

Moreover, is Gainesville your primary investment market, or are you open to other metro Atlanta markets? 

The first one that comes to mind is do you plan to keep working while building your real estate empire?