Lenders are not giving HELOC's over 80% LTV.

However, I also believe you made a mistake by agreeing to a reduced increase phased in over time.He is paying $175 below market.

Um, I don't know your situation but in my residential areas I never supply fire hazards.

Personally, with one of the rates that I have on a different duplex - I would consider doing a refi if rates dropped 2 points because I know I'd be cashflow positive and could hit the LTV with updates that I've done to it over the past 6 months 

Not here to defend anyone or point fingers but we have had many unsatisfied investors over the past 10 years.Most will buy 1 property and expect miracles.It takes a larger portfolio to make it more stable and more cashflow profitable long term.Owning 1 or 2 properties can always be a hit/miss.Owning a larger portfolio should over time perform better "year after year".Just my opinion based on PM data that we see on the back end.Much success

Yardi tracks vacancy and asking rents at each property over 50 units on a monthly, quarterly and annual basis.

Obviously, the strategy was a success and McDonalds is a multi-billion dollar company with franchises all over the world. 

If a seller is offering $10k in assistance but the PP is only $189k on conventional a loan with only 3% contribution allowed, what are all the options for the for any of the left over contributions after. paying closings costs ?

Investing in MO and AK has worked out well for a lot of folks over the last few years. 

. $11k for a wholesaling group seems way over the top for a beginner.