Essentially your cost of money for the down payment is the after tax cost of debt...your home equity line interest rate after taxes versus the interest you are earning on your savings...I am guessing the cost of the equity line interest is more than what you are earning in the savings account...either way, I also suggest hiring a professional property manager to start with.  

Planning on converting to real estate at least a portion of the account. 

Does your complex have any extra space to possibly expand into something that will earn you more money.Have a reserve account with a balance that will help you make repairs and turnover expenses.

Luckily I don’t need the income from the rental properties to live off of yet so what I’ve been doing is channeling all the funds after PITI and management (and charged maintenance for that month) into separate accounts for each property.

And with that said, you've also got a wise name to live up to Account Closed Be well!

Also there's a bunch of podcasts by Rod Khleif, Michael Blank, Jake&Gino that you should listen to.In my case, as a former tax accountant, I always look at the tax side of things.

They want me to upgrade to the next account level.

And what companies are out there that handle SD retirement accounts?

Additionally, if your partner has $0 funds and you have 100% of the funds that would be used to purchase the home, you can use your funds as well and not have to count them as a gift, so long as they are in your account and fully seasoned by the time you buy the property. 

There is the "delayed financing" option but the issue you will run into is that if you did not season the funds from the personal loan into your account for at least 2 months, the loan will preclude you from the exception and you more than likely will need to wait for the full 12 months to season the ownership to be able to use existing value rather than purchase price.