I couldnt count "future income" so they think I was losing about $2000 monthly when in fact I would be making at least an extra $2500 with the new place.My buyers broker suggested a mortgagor that has many loan products including a 20% down nonconforming mortgage.

However there are FHA products that allow some limited rehabilitation funds.

David Greene’s book, Long Distance Real Estate Investing, is a great resource to learn about finding your Core Four.

Thank you @Jonathan Greene, this property is in a historic district, I have found.

As you are vetting contractors, I'd recommending trying to understand what product they will be using. 

Well when that happens obviously there isn’t as much production and it goes down the line.

The A/C unit was replaced about 7-8 years ago.Details:Built: 2002Square footage: 1725Rooms: 4br/2.5baOriginal price: $145,000Estimated current appraisal: 325,000Rent: $1800Current mortgage: $91,000We have been doing quite a bit of research on beginning to invest (read Brandon Turner's book on creative financing, reading David Greene's BRRRR book, watching a ton of YouTube videos, listening to podcasts, etc.) using the BRRRR strategy and are about to get a HELOC on the above property to use to buy our first (and subsequent) properties. 

If you could find two flip-and-hold properties a year that met even a 90% cash-out refinance metric, you could build a portfolio of a dozen rentals before you even had to think about where to access more capital.That might be a slower strategy than you hope for, but if you did it that way, you'd definitely have a stable, productive portfolio that would spin off a fair amount of cash-flow.

As a green investor, it seems a little "too good to be true."

Does that 5 unit across two buildings happen to be green 😜 in a city that begins with W?