It is in a great neighborhood with excellent schools.

Welcome to BP, and I doubt it was all luck.

Glad to help.

Whatever I do, I would need to do with a HELOC—effectively financing 100% of the property (down payment and closing financed with HELOC, rest of purchase financed with a mortgage). 

Hi everyone,I’m curious to know how others in the community handle gap funding in their real estate deals.

This helped my Debt to income a ton and I was able to close on the deal.

Just wondering can you ever catch a great deal on the market  and if so what’s stopping you from taking advantage?

Since you're 6-12 months away from buying, use this time to build investor relationships, master deal analysis, and secure financing.

@Jack Cottrell You Vacancy & Maintenance percentage are aggressive and may only work for a Class A rental/tenant.If the is a Class B or C rental that will attract Class B or C tenants, you should strongly consider increasing those percentages.NOTE: we deal with a LOT of Class B & C rentals, so we replace "Vacancy" with "Vacancy/Tenant Nonperformance".

Having worked with 1,000's of investors to Broker the properties I sell in my local market, and having worked with dozens of Property Managers, Turnkey Providers, Agents, Property Management Software Companies, Lenders, Inspectors and various other investment real estate vendors to market their products and services on my show, the one thing that stood out to be was the CEO Zach's obsession with the biz.In real estate we've get a lot turnover, a lot of flameout.