Getting this cleaned up now would push my credit score over 800+ and eliminate nearly $3k per month in revolving debt payments and bring me quite a bit of peace.

Money for the down payments that comes in like an annuity either from your W2 efforts or from owning another business.

On the lease, he'll pay me $100/m over my HELOC payment and all other expenses, including the refi cost, inspections, title work, etc... 

Consider tenant stability, including consistent payments and maintenance of the TOH.

Hi BP community - I'm an investor with 3 SFHs in the Nashville area looking to acquire my first small multifamily property (2-4 units).I'm trying to determine the best approach for the 25% downpayment, comparing using...

Quote from @Jaycee Greene: Assuming you pay asking price, I'd estimate the down payment for something like that using a hard money loan (HML) would be around 40% of the purchase price and your monthly payment would be $2,600 with an interest rate in the low 7% range (probably need a 700+ credit score to get that).

Some gurus tell practicioners of sub-to to hide transaction from the lender by saying the lender doesn't care as long as the payments are being made.

Some of the discounts are good, but just be aware that you will be paying a payment processing fee on top of the discounts. 

say you find a solid property in a low cost market for $200K and you buy it.between down payment, closing costs, rent ready / spruce up costs, and lease-up costs, you're probably going to need at least 50-65K in cash. 

I guess my question is this: is the very low cash flow (due to my low down-payment and high interest) going to improve?