I'm fine with full recourse if necessary to get a decent rate.

So, we have a bit more time on our hands to start thinking on a bigger scale about what verticals we can create for ourselves that are related to investing and will add more value for our partners.Therefore, I'd love to get the feedback of this fine community of what your current pain points are as a/an:1.

In Portland though with all the building of apartments with no parking or garages and homes with no parking or garages I think well placed ones will do fine no matter. this really dawned on me on my last project in Portland which was 3 homes one detached two attached on a 40X 80 lot ..

That filing matters immensely because these sorts of transactions are “Listed Transactions” (see IRS Notice 2004-8) – meaning that if a taxpayer does not report them (most do not), then a fine of 75% of the taxes saved would have been due – that’d be on top of the taxes owed and the other penalties & interest due!

If you desire to sell after you've made a profit in the short or mid term, that is fine. 

@Andy Chen mixed use will be fine if you are in a desirable location like a down town area.

Some lenders are fine using HELOC funds as a DP, others aren't.Will the rental still cash flow with the additional leverage?

If he is self managing, the 50% rule could be the 40% rule so even the cash flow using 40% rule and disclosing 40% rule is being used because he is self PM would be fine. 

After some research we found the property has a lien since 2018 and fines totaling roughly $45,000 (and growing).

Shelter in place means if you are not and essential employee driving to work, or someone going out to get groceries, medicine, or emergency supplies you can be fined.