One of them which has been there for 10 years is saying she always pays her rent on 15th each month.

It digs in a bit more than just what you can find on some of the various sites. 

They’re not paying $38/month.

The tenant has been reliable and has a track record of paying rent on time, and he is also motivated to find a buyer so that he doesn't have to move.Cash Flow Calculations: Estimated property value = $590k.

I don't want to say too much on public forum but, MN is high income state, which makes for some of highest median incomes in US, which makes for some of the highest paying sec8 in country..... 

He is wanting me to purchase the building then him pay me rent, and is wanting to pass his business along to his secretary for her to run when he retires.   

The one I used was the University of Michigan Credit Union.The loan to value is lower on investment property but if you have a strong equity position it makes sense.Then, the blended rate between your HELOC and primary loan is still better than the rate on a cash out refinance.Plus, the HELOC is flexible and can be used over and over if you pay it down and you have no payments until you use it.Dry powder waiting for the right opportunity.To Your Success!

did not pay the bills and I had to pay them twice.. 

Or they just go in with a piece of mail to that address in their name, and pay the bill, in some case for example.

I terminated the deal because the Seller had been so difficult I did not feel secure in paying the upfront prior to closing expenses.