Invest it in a syndicated apartment deal, and you might get a 6% preferred return ($5,000 per month) plus 2/3 of the additional profits, plus all those lovely tax write offs, plus another big kick when the property sells.

I need a small $100K loan for additional cost.

Additionally, the fire suppression system will need to be maintained and signed off every two years.

Feel free to message me here on BP for additional info.

Not a huge deal because I probably won't be selling it.Option #2:  Use the $33k HELOC I currently have and get an additional business line of credit or hard money load at a higher interest rate.  

You should refinance based on appraised value so find the bank that does this for you.Hence, my questions above regarding due diligence on real property value and additional ways to value-add to increase the properties value.I hope this helps.

They want a two year lease, no last month's rent, and a discount off the premium price I probably could achieve with more time on market. 

So I have been looking at Foreclosures and Pre-foreclosures for a chance to get a primary home at a discounted rate.

Even when a variable rate commission is offered, the discount is typically 1% or so, not the entire amount of the other side, as the agent needs to perform the duties for both sides of the transaction.  

I think the only way to approach is rehab and rent for 5 years or more or get these properties at a super discount.