Also, there are other ways to get cash, such as 0% interest business credit cards, which could be useful for quick, short-term needs like this. 

A lot of landlords take pride in how quickly they are to pull out the eviction card... 

The simple explanation is that you can kind of use the equity in your home as a credit card and this credit could be used for the down payment on an investment property. 

If I can make out with +$200 a month, I'd consider that a win for me.

@Felicia GossettHi Felicia,I was in a similar situation in 2019. 620 credit score and $40,000 in credit card debt and almost maxed limits.

Purchase Price: $369,000Rehab costs to date (Cash/0% Credit card): $22,000Additional cosmetic rehabs: $6-8kAs-Is Appraisal: $420,000 (April 2021)Current Rental Income (friend living with me): $800Mortgage: $2000Comps in the area: $490-560K but average sqft price $264 with prop size of 2450 sqft, so could be more.Rentals in the area: $2.5-2.9K a month, not including additional living space.My financing/current capital methods:Personal Income: $129,000 a year.Rental Income from above: $800Student loans: $340 a month.No other debts other than CC payments for rehab and personal debts: $12,000.Savings (does not include investment accounts, 401k or IRA): $12,000Cumulative CC Limits: over $50k.My questions include: What are my best options to get this thing to cash flow while adding as much value as possible for a refinance (pay off CC and have cash for another off market property I have in the wings).

A HELOC is like a credit card in that the DTI starts biting when you draw a large percentage of the line. 

Would I be able to have a friend offer cash on the same property, then essentially wholesale the property to me (he makes a profit selling to me and I still get the deal, win win)?

Would you say it’s crossing a boundary/inappropriate as his landlord if I share his business card with people looking to buy a car?

When you exit a deal, what normally ends up happening (like Tom Brady keep winning more Super Bowls) is that you go into two more deals (with now double the amount of capital) and you will likely find that with those new K1s you could result in you having way more passive losses you began with If you can see where this is going... yes, experienced investors with a lot of capital deployed might have 500k-1M+ suspended passive losses and have not paid taxes in years and do not appear to pay taxes for years!