Using a HELOC for Down Payment-Yes, it's an option.Some investors leverage a home equity line of credit (HELOC) to use existing home equity for investment property down payments.

DSCR loans are the wave :) 30-year fixed, not on credit, and yes, lend to an LLC.

Landlord friendly, low taxes, and major tech and manufacturing job growth coming down the pipeline. 

Check out the Neighborhood Assistance Corporation of America (NACA).NACA was formed in 1988 and provides an affordable option for potential first-time buyers:✅ No down payment✅ No closing costs or fees✅ No mortgage insurance✅ No consideration of credit score✅ Below market fixed interest rateThere are several requirements to be eligible, starting with attending one of their workshops.https://www.naca.com

It becomes an opportune time for property updates and maintenance.October - Remaining a low season, October sees a pickup towards the end, especially with Halloween events.

Not too low either, you don't want to go with someone who is just focused on price as this is a quality of a not-so-great accountant.

Think of it from the PM's perspective: if you were them, would you deal with the significant headaches of a C or D area (non-paying tenants, trashed properties, crime, police calls, etc.) for a 10% cut of a single property (probably just a few hundred bucks a month) ...I wouldn't.To make matters worse, the property isn't appreciating (because it's in a low appreciation market, or even a depreciating market), and the tenant pool is primarily made up of people with bad credit, low/no income, and a history of property damage at the previous places they've rented.

Prices were low and inventory was abundant. 1% rule?

I have nothing against me, no criminal record, good credit, job, income, savings, single male, no kids... could the HOA decline my highest offer the property to whoever they choose? 

Also, the good thing about primary is that it only requires you to put as little as 3.5%-5% for properties up to 1-4 unit or 0% if you are a VA.There are several ways to run and make sure you are maximizing your rental income while keeping your living expense as low as possible.