Make sure their deposit and first months rent payment clears before you give them keys or allow them to move in.

That could cut out some new up and coming properties that should be considered when it comes to amenities.

I always ask if the seller if they are ok with me taking over their payments and I can get them some cash.

.- I could go traditional loan, using primary home HELOC as down payment, so effectively carrying two notes (down payment with higher HELOC rate, balance with current mortgage rate). - credit score is above 800.Any guidance on above options or ideas on other financing scenarios would be greatly appreciated.Thanks so much!

Why would you not look for a local manager and cut out the arbitrager? 

My current hard money lender has been good however the extra costs on top of the down payment have been getting ridiculous.

We ran into some unexpected costs last year, so aren't able to contribute much to the down payment on the next property right now as we build up our savings again (DP will be her contribution).

Leasing back to owners @ $2050/mo for 15 months effective 04/01/2023, with their option to extend 07/01/2024 for another 12 months @$2125 provided no missed payments and other violations listed in the agreement. 

List of things to fix:Clean house, Carpet replacement, Floor patch up, Interior Painting, Bathtub recaulk, water heater replacement, leak check, small dry wall cut and restore, Roof fascia repairThank you.

Contractor payments, online orders, card swipes at home improvement stores, utility payments...