Building a team also reduces the overall workload on yourself and each party which allows individuals to play to their strengths and mitigate weaknesses. 

The rent in 2019 exceeded 4% of the purchase cost (2020 was Covid impacted so had significantly reduced rent). 

Does anyone have or know of contact/company that will come out and point out water leaks and provide solutions, something like the "water scrooge". Something to trim down my water bill for a 4 unit property? 

Commercial lenders are wayyy lower-doc and more painless, and pricing/rates has actually improved with commercial lenders, where Fannie and Freddie have recently decided to reduce their Investment portfolio, causing their rates to rise a little for investment properties.

Also, if you go HELOC route, make sure you ask whatever lender/bank you are going with if they ever reduce or even pull the line at their own discretion, which is something they can do with a HELOC. 

I want to reduce my federal income tax to zero.

I have not had any leads, so 2 weeks ago I reduced the price to $1500 and still nothing.

Also, if you do go the DSCR route, explore reducing the prepay if you don't want it. 

HiYou can say there was leak and you fixed it and send the receipt of material to water company. sometimes they reduce the sewer portion of the  bill, which is usually twice the water bill.ThanksReddy

They have policies and procedures in place that will reduce losses.