Infill empty lots, raise rents, bill back utilities, other?

Nope, as a landlord, I want to choose who lives in my place and hold all the cards.And if I wanted to share the cards with someone it would be a PM with a business and insurance, not a person wanting to make a profit by raising the rent above market rate. 

Get a property that people want to live in and price it right you'll have far less issues then a place people have to live at the top of their budget...You'll want market rents to be around the 800+ range (it's ok if they're lower and you can raise them) to about the 1400-1500 range.

Private money for the purchase, and self funded for the repair.

If the tenant caused $3,000 in damages and you don't have time to fix it up before closing, demand the Seller provide you the funds to make the improvements after closing.

My recommendation would be to find another, less depressing job to fund the down payments for your investment properties.

Our LTV is less than 50% ( yes no risk at all for the bank, and we have top credit score.We already paid the appraisal, environment fee, wasted countless hours etc...The texts in LOI: Financial covenants:-- Min DCR based on actual rents for the first trust deed of 1.25:1.00 based on a 25 year amortization by the end of 2018.And in the loan doc---Property is to maintain a 1.25:1.00 Debt Service Coverage Ratio, tested annually.We would not have paid the fee and sign the LOI, had he included the phrase tested annually.Please understand that the loan  will be for 10 years long, and we are very confident that we will always have fund for the monthly mortgage payment.

I think you'd find it difficult to get where you want to go with your $85k and I don't think use of those funds for that purpose puts you in a good risk profile with regards to capitalization and exposure, personally.ID of a multi-family that you can rent out...

I'm assuming since you're posting in BP the funds will be used for RE. 

Those funds for your down payment won't get paid off soon if investing in a rental or another house so its long term debt which would need a longterm strategy to manage.