Look for a place where you can secure items that you do not want tenants to have access to. 

When revenue is low in the first couple of year, so is the interest payment.  

Your $80K HELOC can serve as the down payment, as most lenders require 20%-25% of total project costs upfront.

I have a 700+ credit and willing to make 25% down payment.

In my experience that's not actually the case at least in legitimate evictions for non-payment of rent or breach of another part of the lease.  

These payment options can get up there!

When rates re-trace and other folks start trying to deploy the capital, I want to know I secured the (right) asset.

Where are your fixed rate notes at and their respective monthly PITIA payments ?

Some companies call this a markup for managing the payment of utility bills.

You can allocate those proceeds any way you want - as equal down payments or buy one for cash and others with loans - It doesn't matter a bit as long as you use all of the cash and purchase at least as much as you sell.