Your question is a common one, especially for new investors who want the liability protection of an LLC while minimizing the risk of triggering the dreaded "due on sale" clause.

What are the my options to limit bringing that money out of pocket for the down payment but also minimize the amount of equity given away on the project? 

As illustrated in the diagram above, the investment city determines crucial factors: rents outpacing inflation, acquiring multiple properties with minimal capital, and the longevity of your rental income.

I am looking to invest in C+/B- areas for cash flow in Detroit.Last market which did not work out was Denver-everything is extremely expensive with little to no cash flow and minimal opportunity to value add and even with that little to no return.I picked Detroit cause I lived there for several years and still have family in Metro Detroit so make a trip there every year.Any thoughts on TurnKey companies that find wholesale deals, potentially help with rehab and also have PM's to manage?

We want something neither light nor dark—maybe a mid-tone that won’t show too much wear.

@Yoana Yordanova at this point, it'd be surprising if the PMC wouldn't let you out of their contract with minimal cost.What websites does your property show up on when you Google the address?

Lots of sellers are kept in the dark about the final sales price and what is going on with the contract. 

The poor broker who gets scammed is not only out a lot of money but their reputation is going to suffer big time as their borrowers info is now all out on the Dark Web..

How can I keep the area clean and the tenants happy at a minimal cost?

We saw a unique opportunity in the Junction City market, recognizing the potential for a quick flip with minimal investment.