Yes there are hard money lender that will lend up to 75% ARV and will finance the entire deal to include closing costs.The term is typically limited to 6 months and you will have to extend if you can’t exit within this time line.

Purchase price: $430,000 Short Term Rental

The short-term view is you lose money. 

@Beth BrownBeth, I’m located in the Utica NY area and currently own one rental property with my second coming shortly.

If it was a primary it would be different but HELOC's on investment properties have crazy terms and typically you're still capped at 75LTV. 

The higher price and only moderate school district rating could impact long-term appreciation compared to Plum Creek.1031 Exchange: As Dustin mentioned, you can diversify by acquiring multiple properties under a single 1031 exchange.

On one end is the cheapo bastard that wants to try to squeeze every dime they can out of you, and on the other is the ones that think because they're paying "good money" they can dictate your life terms to you.

I would start with undersanding foreclosures and wholesaling, you can use your LLC to get properties under contract and assign the contract to other investors to make a profit. 

Does it have to be a specific reason to allow them to break the agreed rental contract or it only applies to long term lease? 

Plus you can buy 5 properties using that same type of leverage; much better for building your long term wealth!