(They could have a base amount of 1,000kwh for $120/mo.

The premise of those opportunities are based on you living there for an extended amount of time.

Is any bank offering a HELOC based on the combined equity?

Property values have been appreciating rapidly in recent years, and the city’s population has started growing again—a trend we haven’t seen in decades.I’m also based in California and have been investing in Detroit for several years, so I understand the concerns of out-of-state investing.

Is it better to diversify your portfolio in one geography, tenant base, style of property (SFH, Multifamily, Apartment).

After 20+ years, I hear from so many who are more motivated by fear than optimism and make decisions based on not losing rather than a high probability of winning. 

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

P.tax and insurance rates are REACTIVE, because they are based upon a % of the property value.

Hey Frank, not sure who you're replying to but I want to emphasize based on what you said pretty much EVERY mortgage broker should have 10-20 options of lenders who can do this.

However, this is not specific legal advice to you, just an opinion based on the circumstances described.Do I Need an LLC to Invest in Real Estate?