I really don't have the $23k down payment I'd need for a DSCR, and Texas wont let me HELOC the equity out of my other rentals. 

But my down payment 3 years ago is only 10% of the total price $42K.

Payment TermsContract Value: $[Insert Amount].Deposit: $[Insert Amount] due before the commencement of work.Payment Schedule: Payments to be made as follows:[Milestone 1 and payment amount].

And people think Ai is going to replace accountants.one can argue that apartments.com is just a processing the payment and not actually holding the funds to transfer out.If apartments.com all of a sudden reverses the payment for insufficient funds?

Best practice is to keep one or two payments in reserve from the buyers down payment for such instances.

On the lease, he'll pay me $100/m over my HELOC payment and all other expenses, including the refi cost, inspections, title work, etc... 

Or a seller finance calculator showing the monthly payment based on negotiated price, interest rate, down payment, etc.

Again, if there is a form of payment you do not accept, then I would line through it.All the forms can be edited.

My purpose behind my decision to pursue REI is to gain financial freedom for wife and I, my future family as well as have the ability to make sure my parents are well taken care of once they reach the retirement age.If I had to label myself I’d want to be known as an open minded rental investor for all long term, mid term and short term investing, with the occasional flip for quicker capitol to put back into another rental.

Quote from @Jaycee Greene: Assuming you pay asking price, I'd estimate the down payment for something like that using a hard money loan (HML) would be around 40% of the purchase price and your monthly payment would be $2,600 with an interest rate in the low 7% range (probably need a 700+ credit score to get that).