OK I have an investor wanting to JV on a multifamily portfolio (6 houses), he will provide half of the down payment and find a line of credit for me on the other half.

We'd like to line this up in case an offer is accepted as we are located in Florida and will not be able to self-manage efficiently. 

You want a board of directors for the HOA to make decisions on the HOA dues that effect your bottom line?

Florida is not like Southern California where prices are much higher.You can buy a 3500 sqft 5 bed, 4 bath on a lake with 1.25 acres of land in a gated community for under $600k here in West Palm Beach.  

For some reason, I added that line, even thought it’s unnecessary.

Half the time it works out fine (& good for them), half the time they call me back 6 weeks later pissed off and frustrated at the person who promised the world but backed out at the last minute (good thing it was just a refi and there was no earnest money or property on the line), and 100% of the time they hit me up when it's a purchase mortgage. 

do you have line item details?

I've seen a couple of properties in Springfield especially with a sign from the county, something along the lines of "this property is an environmental hazard due to lead, unsafe for human occupancy, especially for children under the age of 6 and pregnant women..."

I'd encourage you to shift more towards more tangible 'bottom line' type of goals, or value/meaning type of stuff.  

I dont know if i should get a line of credit.