All I have done is started using the HELOC to pay off chunks of the mortgage like I explained and because of all the various mechanisms I described I've been able to put a ton of extra money toward the mortgage.

I am not going to sugar coat it, going direct to seller is a FULLTIME MECHANICAL "JOB" but I was able to build a rental portfolio from doing this day in and day out. 

Or is it in a cellar or other mechanical-room area?

We do like the UPREIT option as it provides another exit mechanism for selling the DST. 

If you can avoid asbestos, lead, and old mechanicals you can get a great property. 

Assumed nothing could possibly go wrong in the next 5 years what you want when you look at an investment property is to know the current rental amounts, specific expense items, and conditions of the building, grounds, and mechanical systems.  

I'm not how you are defining a BRRR that works, but if I have a unit with brand new roof, mechanicals, kitchens, bathrooms, etc... and leave 10,15 or 20% in the deal I still feel like I'm winning.  

I would like to know more about ways to use OPM  The only way to determine if the home is going to cost you a lot down the road is by determining the age of the mechanical systems & if the structure of the home is sound. 

@Jay Chung If the mechanicals for the duplex are in the basement it may be better not to give the tenants access.

From experience with mechanical and utility issues in distressed properties, I would also wonder why the breakers were removed.