Yes  I think the best move here is to asses your total monthly debt and see if a cash out refi will help decrease the total interest and monthly debt obligation.

Was looking to save where possible in this market but the method I proposed is not worth the consequences. looks like 20% down it is!

They specialize in uncovering all encumbrances and can save you from unexpected surprises.

Most of our clients are cash buyers.

Such a situation is recoverable if there is enough time for a market recovery and the cash flow is at least break-even (or there is enough reserve cash to cover negative cash flow until it can turn positive). 

If you own (2) properties free and clear you could simply do a cash out refinance. 

. - Property type (single-family homes, duplexes, or small multifamily)- Min/max square footage or number of bedrooms and bathrooms- Desired cash flow or ROI metrics to ensure profitability- Property Condition (turnkey, light cosmetic fixes, or heavy rehab)- Neighborhood type (A/B-class areas for appreciation vs.

One solution I’ve seen is closing the purchase in cash, then securing the HELOC afterward, though this carries more risk.

Usually there's a lockup period (often three years) in note funds, so you can't use that cash to do direct note investing.  

.- Do you have 200-250k cash, or is that what you can get with your loan amount?