Well, besides PITI, there's maintenance which is basically the amount you allot to take care of things like replacing a door lock that someone used a pliers on, broken glass, door weather seals, HVAC maintenance, supplies to maintain the lawn, termite treatment, replacement boards for the fence, caulk and paint, etc.

I am doing all of the work of finding the deal, arranging a PM etc, and my investor is just supplying the funds for the down payment.

Yeah, I have the same issue in Austin, TX trying to find multi-family properties - little to no supply and very expensive.

Did you figure out where you will be getting all your materials from so you can communicate directly if any contractor needs supplies?

You could use a short term lender, hard money lender, a friend, or some savings you may have to just buy it cash (makes for a stronger offer, too), then refi after it is repaired and rented.  

I think we have to rewire so that they are more evenly distributed on the 2 circuits supplying our unit.Also, since it was not an issue when I moved in but became an issue, and then got progressively worse, my electrician friend said the breaker may have to be replaced because they wear our over time.

What analytics for supply and demand should I be aware of?

Would it be too risky to utilize a HELOC to supply the down payment for my first rental property?

(Low supply) or red flag ( low supply because no demand)I checked CraigslistFB MarketplaceZillowTruliaRent.comAre there any other places I should be checking.

I’ve since asked for further clarification but I have two major concerns. 1.) the 2 ton HVAC condensing unit is inoperable. 2.) their is a 100 amp sub panel only being supplied with 50 amps.