While I do ask questions about leins, ownership etc, I want to be able to have a high level of confidence that the property can actually close before I spend any money on inspections or appraisal etc and ensure that the closing duration is long enough for all this to properly happen. 

We do all our banking from our front facing LLC- all operations and property management function out of that LLC for all our buildings.

To me it looks like the Three Stooges did it.One trade opens a hole in the wall/foundation to make some repairs, they don't do hole repairs and leave it.Homeowner decides to just leave it, or stack loose rubble bricks back in the hole--thus saving cost of a proper repair job.This is an extreme brick problem: https://www.clickondetroit.com/news/defenders/2020/06/29/detroit-familys-home-collapses-as-landlord-refuses-to-answer-calls/

Again- the tenant would be responsible if they just did not find the switch or the appliance was working properly. 

I’m not sure if this is the proper spot for this so if it’s not an admin can feel free to move it.

You should be able to do a 20% down conventional loan if you have proper DTI.

Looking to purchase another investment properly and need advise on finding a lender that will let me use one of my investment properties to HELOC.

My initial post really is about how the vet property management properly as I am in experience in that area.

If you just want to help them out and are very familiar with the market, a great option and what I would recommend for them (given they have proper knowledge or guidance) is cash out refi, invest in a high cash flow area which would most likely not be Austin, then receive monthly income that way, It should be more than enough to cover the new mortgage as well as provide enough monthly income to live off of assuming that their monthly expenses are not too high. 

(biggerpockets.com)By the way, this question is asked often and there is a search function in the upper right and I typed in "bank account" and got the following results.