Typically you can get a deal under contract and then go looking for financing.

If you want, I can schedule a short screen share with you so you can see things from MY personal account. 

Yes, i know I’ll be short on seats in any hot tub and that’s okay.

Purchase price: $317,000 Cash invested: $30,000 Short term primary -> long term hold with a 3.25% interest rate.

Question is should I pay off the down payment loan (7/1 ARM) early or put that money into savings and just refinance the ARM at end of the term?

In terms of your HVAC question, I have a client who has installed heating pumps.

I currently have the seller verbally ready to sell all 3 but I do not have them under contract.

I'm currently the owner of a couple long term and a couple short term rentals. 

I'm looking to invest in rentals (long and short) and flips.

Think New York, San Diego, Los Angeles, etc.The problem with that though is a) You may not be able to afford anything there, or b) If you can afford a downpayment you'll be eating negative cash flow.In short, the highest appreciating markets may cost you too much per month to participate in because they have large negative cash flow.So you need to find a market that balances the two.