Looking to cash flow on low entry homes in some pretty nice neighborhoods close to where I grew up.

Quote from @Bonnie Low: I work with a lot of MTR investors and what I am seeing frequently with multifamily acquisitions, particularly with new investors, is that they often test the property just like you're mentioning, as a way to dip their toes in the water and see what works in their area and for their personal style.

It was mostly due to my day job income and low cost of living over a long period of time; however, real estate accounts for about 50% of our income through a small portfolio of short, mid, and long term rentals. 

HELOC's are good if maybe you don't have a deal, but want to keep the money ready to use and the property has a low rate that you don't want to lose. 2.

If you want to put down a low down payment, you might not cash flow for a few years.And FHA for 3-4 units is almost impossible.

Quote from @Arshiya Taami: Quote from @Brandon Croucier: You have 600,000 problems.Bridge lenders (HML) Want low LTV (65% Max Typically). 

Is there a way I can take on the current mortgage payments (at the low rate) and get a new mortgage to make up the difference between the existing mortgage and the current value?

Sellers generally recognize that some assets are likely mispriced, whether too high or too low, because the sellers knows less than local investors and are likely relying in large part on BPOs.   

And it's a rather low bar to get over for anyone wanting to continue to wholesale. 

On houses below $200k, the 70% rule gives you too low of a profit - you need to lower it the lower you go (ie a $100k ARV would probably be a 60% rule).