It's within you legal rights to do otherwise, but I believe the above is the right thing to do and you reap what you sow in business and the rest of life!

I am currently working on a BRRRR project and I used a HELOC for the down payment and hard money for the rest of the purchase and 100% of the rehab money.

John Anderson and the rest of the folks at the Incremental Development Alliance to be helpful: https://www.incrementaldevelopment.org/They also have a Facebook group. 

Seller needs cash for new business venture unrelated to real estate and wants to sell ASAP.If cash offer is not doable - would you offer high earnest money deposit ($100,000) given to seller ASAP and finance the rest with conventional mortgage in exchange for lower purchase price?

Some of it I'm doing the rest I will look into. 

So property management collects all rents, pays for all expenses, and redeem the rest to the the cell 1 and 2 minus its property management fee.

For example if the group is owned by one person or by one company rest assured that they will be directly or indirectly promoting themselves in a big kind of way.

Bernie Sanders wants a 25% “house flipping” tax levied against investors who sell a property at a profit within five years of purchase.He also wants a 2 percent “empty homes tax” on the property value of vacant homes in order to discourage real estate investment.From Bernie's Website"When Bernie is president, he will:Create an office within the Department of Housing and Urban Development to coordinate and work with states and municipalities to strengthen rent control and tenant protections, implement fair and inclusive zoning ordinances, streamline review processes and direct funding where these changes are made.This office will convene key leaders, academics, experts, local officials, renters, tenants, and homeowners to create and implement these necessary solutions.Preempt laws that prevent inclusionary zoning for luxury developments.End exclusionary and restrictive zoning ordinances and replace them with zoning that encourages racial, economic, and disability integration that makes housing more affordable.Require that recipients of federal funding from the Department of Transportation and the Department of Housing and Urban Development make these important zoning reforms.Provide funding to states that preempt local exclusionary zoning ordinances to make housing more equitable, accessible and affordable for all.Make federal funding contingent on creating livable communities.Encourage zoning and development that promotes integration and access to public transportation to reduce commuting time, congestion and long car commutes.Prioritize projects that reduce greenhouse gas emissions, create walkable and livable communities, and reduce urban sprawl.Encourage zoning and development designed to expand and maximize the number of units fully accessible to people with disabilities.Place a 25 percent House Flipping tax on speculators who sell a non-owner-occupied property, if sold for more than it was purchased within 5 years of purchase.Impose a 2 percent Empty Homes tax on the property value of vacant, owned homes to bring more units into the market and curb the use of housing as speculative investment.Encourage “circuit breakers” on property taxes to protect homeowners in gentrifying neighborhoods from being priced out of their own homes as their property values rise.READ MORE: https://berniesanders.com/issues/housing-all/From my point of view, anything that impedes or obstructs REI's cash flow is a bad thing.

The paid off one would cash flow enough to carry the others. ie, look at the whole pile of properties as a whole rather than needing every individual property to cash flow. only one property has no equity....only 20k...the rest have at least 60k of equity i think.

Competition is fierce and cash flow is low compared to the rest of the Midwest.