Those numbers would be way too tight for me to consider.Great job accruing for Maintenance and Capex, though I think you will find those figures are very light. 

Recessed lighting?

leaving that much equity in and getting the case return you would be getting is pretty light. 

I use Zillow network, zumper, Craigslist, and realtor.com. use good locks and LIGHTS.

Show them there is light at the end of the tunnel  and that you arent just kicking the can down the road.  

I love light rehabs and Covina is a hot area How did you find this deal and how did you negotiate it?

Here is a list of the tenant protections (eviction rules, etc.) each state has put forth in light of COVID-19, along with links to each of the states' websites:https://www.nolo.com/legal-encyclopedia/emergency-bans-on-evictions-and-other-tenant-protections-related-to-coronavirus.htmlThere have been bill proposals of "nationwide cancellation of rents and home mortgage payments through the duration of the coronavirus pandemic, which would include full payment forgiveness with no accumulation of debt for renters or homeowners," but no actual bill has been passed to-date: https://nypost.com/2020/05/02/what-to-do-if-you-cant-pay-rent-amid-coronavirus-pandemic/The most drastic thing I've seen so far that comes closest to tenants legally not having to pay rent, is a temporary pause on rent payments in L.A.

I was hoping for some guidance from everyone on which is the better strategy, and maybe point out some things I may have missed.Here are my goals:- purchase 2-3 properties a year to hold and rent- appreciation is nice but not a must have, focusing on cash flow and debt paydown as the benefits- open to possible rehabs/light cosmetic - I want to start slow with my first property, but if things go smoothly I would be ready to rinse and repeat when the right deal becomes availableSCENARIO A- use HELOC for the 20% down payment and then take out a traditional mortgage for the rest- POSSIBLE DRAWBACKS - not sure where to get $$ for the rehab if needed.

Either a SFH or small multi with light rehab is something I’m definitely aiming for in the first property.

They go to Costa Rica for the beaches and/or the nature and the jungle.