These are the agents that are worth every penny. 

Not, $2,000 worth, but it all adds up.

It seems that I will likely need a decent down payment to get a cash flowing rental property.What alternatives do I have to raise money for the down payment?

We are looking to invest out of state, and we have small cash to start.

It's worth doing a bit of research if possible, with former landlords, or search any records of cases the tenants may have brought to court in the pass. 

Purchase price: $235,900 Cash invested: $70,000 Sale price: $399,000 Complete Renovation: deleting walls to open up kitchen into living room, new kitchen, cabinets, appliances, custom doors, floors, trim, paint, new laundry room, new powder room, new master bathroom, custom woodworking, exterior farmhouse paint, all new interior paint, etc.

I have the option of pulling out a HELOC from my home in KY that could cover the amount for both HVAC systems. and if i do that i could most likely use the cash flow from when i move out to make the payments on the HELOC.

You'll need their bank or job info, to garnish.May not be worth it.

However, the good software will let you have as many charges as you want per month and the Tenant can make one payment to apply to each charge.You have enough units that it may be worth looking at Buildium.

The market doesn't care what you desire for cash flow....it only yields the same cash flow that every other property will have.