@David Johnson I am in Broward also and was searching for months for local branches to utilize for a HELOC.

New flooring, cabinets, tops, appliances, furniture & finishes, added washer dryer, new utility service, tile drain, paver sidewalk, and more!

You also want to be careful about outstanding rent/damages/utilities when the term does end. 

The utility company will help work out the BE point.

Review and re-negotiate utilitiesAnalyze insurance policiesFind new tenants such as 5G Rooftop LeasingDiscuss loan payment deferral options with lendersRepurpose all or a portion of your building / propertyExtend tax returns to SeptemberAppeal increases in property taxes or negotiate lowering or deferring payments for current property taxesAssist current tenants and educate them on funding programs available to themRefinance any existing loansSearch for new income sourcesDiscuss deferral of insurance payments or partial payments with your insurance providerResearch Funding Assistance in the Chambers of Commerce guidesDefer the employer’s share of Social Security payroll taxTake advantage of higher interest deductions Utilize active lossesApply cost segregation utilizing the new CARES tax laws and amend up to 5 years of previous tax returns to potentially receive refundsI hope these tips were helpful and if you have any questions at all, feel free to reach out!

If you weren't paying the cost of utilities before, I call that fantasy land.

Otherwise, you could look into non-conventional loan options (outside of Fannie/Freddie) that allow for less than 20%, such as local credit unions.As for your numbers, you're missing a few important components; the big items would be maintenance, CapEx, and utilities (water/sewer/trash) for a 4-plex.

Raising rents, getting tenants to pay the utilities, and the paint/finishes.

High equity yields, so as to utilize as a retirement portfolio.

There's so many other things to consider: cleaning fees, taking inventory after every guest, utilities, etc.