Ideally, we would love to sell the property as it has appreciated more than 125k since we bought it and it is 120 years old, so I am afraid major expenditures could be on the horizon.

Generally speaking, if you're still renting and have a horizon greater than 5 years, you should buy something greater than 2 units asap.

First CommonwealthFirst Midwest, up to 90% Chicago areaFirst Republic - CaliforniaFulton BankGFA Federal Credit Union 10 yr draw, 10 yr repay, MAGranite State CU, NH 90-100%Great Lakes Credit Union Veritex, Texas HELOCHanscom FCU, FloridaHSBC 70%, for premier clients only Horizon, Kalamazoo MichiganHuntington 75% LTV 5 yr IO product available Hurst Lending and Insurance Investment property HELOC in Texas.

Access to public transportation isn't a priority, my target renter has a vehicle.My time horizon is buy, rent, hold for 5+ years (and likely refi early if the market performs well). 

One has to stay in contact with the syndication and see what is on the horizon for future opportunities.

Compare this to any city and the Midwest and it becomes even more impressive that Columbus is exploding right now....we're the only city in the Midwest to experience growth during COVID-19...still retain AAA Bond ratings across the board, have a maxed out rainy day fund and a windfall of tax revenue.Columbus is becoming a hotbed of tech startups to include Olive (AI), Cover My Meds, Root insurance, and Path Robotics...Sequoia Capital has entered our city and providing venture capital for the first time in its history.Bottom lineProperties are still very affordable when compared to national pricesRents are starting to keep pace with purchase priceTop 3 landlord friendly state with no legislation on the horizon to change thisExplosive and sustainable job and population growthUnbelievable appreciation...30% year over price appreciation in entire zip codes is commonOh, and we're insulated from natural disasters...plenty of fresh water...and improving infrastructure 

Our time horizon is out to next summer for the move, so we're not in a position to sell, rent, move from our primary residence before then.We'll be starting conversations with lenders -- local broker that does a lot of business with family builders, a CU we've used on a HELOC prior, and hard money guy/broker/investor friend -- over the coming weeks, and came to BP to get reacquainted to the community and to get a better set of brains before going into those conversations.Thank you. 

And I am always refining it, a continuous work in action striving to achieve the mirage on the horizon called "perfection". 10% for PM is a nuts figure, FYI.

If that doesn't work, then it looks live eviction is on the horizon.  

@Ernie Sturzinger 1) I don’t see how using money drawn from another investment account for the down payment makes it “no money down”. 2) I’m personally fine with neutral cash flow IF capex/maintenance and repairs are very conservatively accounted for, there are adequate capital reserves to cover unforeseen issues as needed, the property is being purchased under market value with built in equity, the location has great appreciation potential, value-add is possible in the near term by making improvements and increasing rents, the investment horizon is long, etc.