(i have not negotiated price any as of yet)$6533 loan pymt mth. 

See below, I'll take care of the other 75% of the sales price, again in the vaguely unlikely case that the cap rate and deal is real and there aren't any significant "gotchas."

I cannot comment on your BRRR strategy bc I'm not exactly sure what state offers properties in those price points but I'll talk about Boston:For your investment HELOC - have you tried commercial lenders?

This can be advantageous in making offers to purchase more competitive, allow buyers to be more aggressive with purchase price and reduce closings costs.

Quote from @Richard Hoyte: What is a good and or acceptable amount of money to have saved up before buying your first rental property I'm aware this can vary depending on the state/area but is there a rule of thumbThank you ahead of time  Hello Richard, Your down payment amount will have a lot to do with this.If you are going with the minimum downpayment of 3 - 3.5% , you'll want to have at least a total of 10% of the purchase price (to also account for closing costs) + 6 months in reserves.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

I got that quote for a similar sq ft house although that was a construction clean out so not sure if pricing would be similar.

A quick cursory glance on realtor.com and I'm seeing prices much higher for condos or homes near the beach.

I was also thinking of telling them instead to reduce the price 10k and ill wait til all the court stuff is done and the HOA takes full ownershipTHOUHGTS?  

However, the market has changed, deals are very hard to find, and the numbers don't work with today's prices and interest rates.