You would most likely be required to put a minimum 25% down and the value of that equity would kill any possibility of ever having positive cash flow.

So if you were to get a 100k loan from a hard lender, do you just pay them the money from your cash flow?

This property would cash flow and then keep as rental.

HiI have a townhome in Northern VA which is rented but as everyone says this area is not good for cash flow.

It would also allow for air flow up there too.I'm looking for anyone who has experience and thinks it's a good idea, or anyone who can think of a reason not to do it.

My want - What is most important to me is low money down, hopefully 10%, while also ensuring I have good cash flow. 

I would check out the Cash Flow King podcast and the Marie Paul Company.

I see a cash flow of $36,876 / 12 =$3073 monthly.   

@Ali KnoxThere are several ways to look at thisCash Flow  It is not clear what your down payment is.  

We had plans to use the HELOC as a base to build our portfolio further with flips and rentals.Now we will have our dream property and a great rental cash flowing $550/month that we intend to save and reinvest later.