You need to something different; put down 10% but closer to 15%.

I'm about to transact a multiple property deal where I will put each property into its own LLC.  

The idea that you can build wealth without putting any money into it is a recipe for disaster and the sales pitch of gurus trying to steal your money.

Her insurance put her up in a hotel for a while, and I filed a claim with them (it was her fault due to negligence, she left food in a pot on the stove ON and left for hours).

If you were getting a mortgage, typically the borrower has to have some money to put in (downpayment).  

It takes work and systems no doubt, but if you can put the time in you’ll be way better off. 

We put the HELOC into foreclosure to avoid it getting wiped out in the sale (The senior would have survived the sale).

There are a few problems, however.Using a HELOC puts his and his family’s house at risk.

This can be challenging because if the numbers work putting 3.5% down, certainly investors who can likely offer better terms will buy it since they will be putting 20%-30% down.

With interest rates, home prices, and rent prices in my market to hit that goal of $500 per month I am looking at purchasing a house around $200K, putting down $100K, and renting it out for around $1,500 per month.