If you're positively cash flowing with a prospective property, don't wait.

We don't have much cash on hand now to invest in another property and it would be a few years before we were able to save enough for a down payment.

I have $50K in debt with a payment of about $1220 in a consolidation loan that will be payed off in 3 years.

Would it be wise to send them an email strongly indicating that its not okay to make late rent payments continuously and that the co-signer needs to step in during these kind of circumstances?

In small college town with high rental demandAsk price 745kGross rent: 9750/mth 177k/yr     (differed maint properties with potential 200/mth per unit increase once renovated) estimated reno (190k across portfolio)NOI: 91,475/yr   (12.6 CAP)    (includes tax, ins, listed maint for past yr)     After reno NOI 127,475/yr   (14.6 CAP) Deal info:    - Owner finance 745k 20yr at 6% 20k down minus deposits (~13k)Cashflow  = 2100mth     (self-managed) (self maint similar to the previous owner)By this alone, 2100 cash flow added per month, it will put me at my financial freedom number of monthly cashflow is equal or greater than my families spending amount.

How much down payment do I need to borrow how much?

It's important to note that other wholesalers are more likely to JV with you and take a disposition fee rather than simply give or sell you their list.If you're interested in purchasing access to cash buyers, you might consider platforms like InvestorLift, which can cost $25-30K a year for their dispo services.

Sometimes it takes a long time to evict a tenant for non-payment of rent and remember that not long ago (during Covid) landlords could not evict someone for non-payment if they were currently making less than they were in the previous year.Depending on your answers to the above, you may be better off keeping your real-estate transactions in two different "lanes".  

Jumping from 4.25% to 8.15% will significantly increase your monthly payments.

If so, given everything you have described - another option might be to cash out of it and take the money and run.