An added bonus is that I am not overly tired writing an offer at say 8 pm which in turn lowers my chance of missing an important detail or being able to source the information I need from a lender or a lawyer. 

This does not count bonuses we receive at work, just our flat salaries.I am new to REI and looking to make the plunge with my first rental property.

Bonus- my zillow, fb and CL searches will hit when they are still FSBO. 

MCL no not require SST as mentioned, will assist with downpayment assistance, as well as a huge bonus that PMI will automatically drop at 20% equity gain without having to refi.

added bonus to this is you can do it again using the HELOC.In your case when borrowing the down payment you need to calculate the HELOC payment (and assume it will be going up) along with the mortgage, taxes, insurance, maintenance etc to make sure it is still a good deal with an acceptable return for you.

Or, do a combination of the two which would be an asset management fee plus a performance bonus at sale.

Plus the state density bonus law. 

I would probably still be happy with lower appreciation but obviously what happened with the market the last few years was great timing and a huge bonus.

Having 2 acers is a huge bonus for those rentals.

It's good for flips, BRRRRs, or a place holder if you find a screaming deal that you can't pass up until you get a big bonus or increase in income; however, it's not ideal as a down payment or purchase on a standard buy and hold.