I've created a very thorough pitch deck explaining the project with pretty decent returns for LPs (20+% cash on cash returns) but seem to have exhausted the normal circles I run in and apparently I can't really expand them without running afoul of the SEC...?

@Michael Keffer your strongest position and calculation is when you have a full year where the property has cash flowed

The cash flow is good but people have complained either it was too old, or bad area. 

One suggestion would be to offer the seller a chunk of cash extra to offer the tenants a keys for cash option.

Also any STR locations that are viable options fron cash flow perspective and friendly regulations?  

These are areas where you can cash flow in Columbus because the rent-to-price ratio is favorable.

Quote from @Caitlin Stables: I would be the assignee and then rehab and flip it I may have cash buyers within that area.

After everything was said and done, it wouldn't have cash flowed.

. $425k) to purchase a 12-unit Apartment ($1.5M) with 25% down ($375k from the HELOC).The remaining $50k from the HELOC could go into fixing/rehab of the 12-units.Then cash-refinance the larger amount from the 12-units to pay off the HELOC in one lump-sum (as much as possible), then using the cash flow from the apartment to pay off the rest of the HELOC.Repeat the process with a new apartment.1) Does this make sense?

I've done my analysis and found a deal that I really like, that has seller financing that balloons in approx 2 years.....cash flow is pretty attractive, but the down payment is around $300k, and I was looking to put down a little more than half of that.