@Justin ForehandThats excellent advice! 

I also have excellent credit 800+ I don't have enough cash to do 20% down for this property (H3) until I sell property H2, but is there a way I can get a loan where I can put it all together and somehow come on top? 

Buying artificial cash flow is extremely expensive and counter productive to the intent of investing in income producing real-estate.How do you see this increasing your returns.

I'm referring to the "Small Balance" Freddie Mac loans linked below:http://www.freddiemac.com/multifamily/product/pdf/small_balance_loan.pdfThey have a 9 month principle+interest liquidity requirement. 

I'm thinking Visio, LendingOne, FOAC, Ridge Lending Specialty products (I use Ridge) and similar.

My client is an investor who is looking to build a relationship with an excellent contractor for this as well as future projects.

This I learned from the competition in Atlanta - the advantage of being the first offer in hand with excellent terms.Meanwhile, I had about a week before closing to perfect my budget and timeline while walking hordes of contractors through the house - bless my agent's heart - plumbers, electricians, roofers, painters, HVAC installers... at one point there were so many contractor vans and trucks that we stopped up the street.

Initially we went with this product and signed-up/paid for 12 months.  

Does anyone have a better insight that's not coming from someone that is trying to up sale a product? 

I have room to raise the rent on this unit but I have an excellent, trouble-free tenant, and I don't need to "eat" my cash flow, so I'm more interested in easy than maximum return.