Always use your own buyer's agent in any transaction. 

@Christian Rodriguez  Typically there aren't any restrictions on how you want to use your cash once the Heloc has closed. 

I My goal is to have a cash flow. 

Knowing the rent will likely show up each month—even if the tenant has challenges—removes a lot of the uncertainty that can come with rentals.The people listing this apartment as a “Section 8 property” are likely trying to target buyers who value that stability.

Yes, either that or a multi-family next (leaning towards the MF, if I can find a good one).

Max helped me buy a condo in Little Italy that has insane cash flow because of this new license. 🙏🏼 

If you don't intend to do that right away then do the 20% and save the extra cash flow.

I promise you will have options once you finish renovating.If you purchased correctly (location & purchase price), you will have enough equity so that you can either sell it for tax free capital gains, cash out refinance (if mortgage rates are lower), or pull a HELOC to acquire your next property!

I think a lot of folks are sitting on or building up cash reserves as rates have squeezed a lot of the potential cash flow opportunities of years past. 

I have heard that CA is very competitive and very difficult to find deals in.