You can do a cash out refinance and pull equity out that way.

Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

Quote from @Robin Simon: Quote from @Jonathan Greene: To me, cash only is just cash.

I have 1 partner who provides up to 75% of the down payment, however, my goal has always been to live below my means, save money, and invest the saved money as a downpayment. 

I'm making a healthy downpayment cash by doing a cash out refinance on three of my established properties that I know can cover the debt service handily.

It's the boring places that probably won't appreciate above the rate of inflation that will provide real month to month income. 

Allocate equity based on contributions: you provide the $235K HELOC and management, while your former boss contributes renovation expertise and labor.

They are very nice and can be helpful providing you what you can and cannot build on your property (Set back, height restrictions, front look etc).

Denton County offers opportunities in suburban and college town markets, while Grayson County provides affordable entry points with cash-flow potential.

For rentals, focus on cash flow and metrics like cap rate (target 8%-10%) or cash-on-cash return.