@Andrew Lanoie I apologize for my remark.But our investment is 40 times the monthly payment.

I usually end up with a list of buyers with down payments but I don't have any more inventory for lack of inventory (capital).

When you say you have$150,000 available, is that for a down payment or the total purchase price of the investment? 

The only slight red flag was that they only accepted payment via Venmo or wire transfer, but that's how I accepted payment when I was selling lead bundles, so I still thought it was worth a shot.

One has no mortgage, their other has a HELOC for around $20k remaining and is coming to its 10year term that was established before placing with LLC.My predicament is how/best way to pull equity out of either property for a down payment for the 3 family that is valued around $450k.

I have enough saved for FHA loan down payment on a duplex up to 500k. 

Why move and take on a bigger payment when you’re already locked into such a good deal?

Instead of a traditional down payment, I would give them some money (maybe just to bring the loan back to even).The upside if taken over the loan at the current balance, with some rehab and hopefully getting the front lot back would be a nice ROI. 

Not only would it decrease your monthly mortgage but you'd be able to get into it with a very little down payment since you'd be living in one side of it. 

The main thing that pops out at me every month is that less than half of my payment goes to paying the principle down, over half goes to the interest, taxes, and insurance, ect.