I agree that we need to work with our tenants, my fear where I am is it is a very "tenant friendly" state and often I find we need to make these long drawn out payment agreements with the court system which often never get paid. 

You can use the system I have to pay with your checking account (EFT) for free anytime.These may be extended if needed as things develop.

Fortunately the Fed has had some practice in stepping and and supporting the financial system from the 2008 financial crisis. 

Multi tenants are almost never responsible for the water bill and, depending on the neighborhood and the HVAC systems in the building, the owner may be on the hook for paying to heat the building as well (Is is one central system like a boiler, or separate like forced air or electric heat?

Wholesaling is a way to get paid to set up systems to generate consistent off market leads.

The property also has been owned by a previous investment group who had updated all heating systems just a few weeks before listing it.

- Or do you prefer to put systems into place?

I've never heard about these before, so I'm wondering if anybody here uses BPOs as part of their lead generation system and if chasing BPO leads has brought in any deals for you.

Then I spent a gruelling 18 months designing & installing a complete fire sprinkler system throughout as NOW required as per the Town Bldg Inspector & Fire Chief. 

If 3.5% down is a lot, look hard at how to improve your current w2 income and lower living expenses.I wouldn’t go looking for investors until you have done it and have systems in place.