Curious why any tax pro would argue with that.If filing state tax returns did not take any time or money, then there is no harm in filing them.

Sounds like this is a private money lender or a hard money lender.If you are getting funds from another source and relying on that to close, you should not put in the purchase agreement that you are buying with cash.

I spend money on postcards, distressed lists and a website.

Quote from @Cierra Butler: Jonathan, The tenant does not currently owe any money.

Its great that you have saved some money and have a desire but investing involves a risk of loss.

Its much harder to turn a property around in 6 months expecting to have 100% of your money returned back to you - but if you focus on the right property focusing on highest and best use with an ADU add (like mentioned), in-fill/lot split, or other rehabs - then hopefully a semi-decent property like that will perform like a champ in a few years. 

He must have spent gobs of time and money every year maintaining the books and the structure. 

Network, find some money. 

This is one of many examples I've seen where talking to a competent CPA that knows your personal situation will probably save you money even if you pay for the advice.  

.✅ Use 20% from my HELOC for the down payment and finance the rest with hard money.✅ Force appreciation over 6 months, then refinance into a DSCR loan to pay off the HELOC.✅ Rinse and repeat!