Many products require cash reserves of 6 months of payments.Like everybody else is saying, talk to several lenders before closing so you know how the refi will look and structure it correctly on the initial purchase.  

I am in Mission Viejo and can meet at a Starbucks.I am looking for my next purchase at the court house steps, while I am working on a few more.

The next step in the plan is to pay off the line of credit with a traditional 30yr mortgage once the property is paid for and occupied.

Hi @Aaron Treloar first step is going to a section 8 class I think they last 2 or 3 hours.

I'm also looking for one that handles massive initial rehab and then rent increases well.

Otherwise, find a local to the turnkey, Real Estate Attorney and start talking to them about what steps you can take in the municipality.

Step one is getting your finances in order so you can participate.

A HELOC can be used to finance initial purchases and repairs, then paid off with a quick refi for ARV equity, and used over and over.

@Jason JonesI have to step in here and state that a Rollover as Business Startup (ROBS) plan does not align with your situation as you have described it at all.Those plans are for actively running a business, not holding passive income properties.This is a complex and expensive solution, and a great tool for certain situations and significant amounts of capital.  

That was my initial plan to put each property in a separate LLC.