Very bankable and has down payment to purchase properties.How would I ask him to provide financing on a BRRR properties?

Wouldn't that $5000 be plenty of down payment using an FHA loan?

Once the full tenant payments kicked in he had significant cash flow with a small investment.  

The mortgage has a small balance of $22,000 with a $232 of monthly payments which includes principal, property tax, and fire/water insurance.

The tenant may voluntarily agree to leave in exchange for a cash payment or some other benefit, but you cannot make her leave unless you were completely removing the building from the rental market under the Ellis Act (and I am not as familiar with those rules to know whether it would work here).So, with all of that said, if the deal depends on this tenant vacating the apartment (which, if she is paying $350/month rent, it probably does), then I would only move forward if the seller will agree to deliver the unit vacant at close of escrow, OR, if you can obtain a signed agreement with the tenant to move out for payment (and for that agreement to be upheld, the tenant should probably be represented by a lawyer).  

For the majority of them selling with a lease purchase won't work becuase they either need the mortgage out of their name immediately to qualify for a new house or they need the cash for a down payment on a new house.

This is beneficial to the buyer because of less hoops to jump through, easier negotiations and possibly a lower down payment.

But I am trying to keep an eye on the market.Down payment is doable wish cash that I saved and partnering with my mother-in-law.

You can get cashflow from more expensive props (like what you're looking at) with enough of a down payment.

How do i collect payment on this?