Thank you everyone for your input, i am heavily leaning toward not doing it.. just in my heart i want to help them out. 

In my first locale I've got a handyman (will find another 1 or 2, just in case), a PM who can run errands for me on a per-visit basis (I am not paying a PM in the normal sense though), a cleaning company and few other things.

I'm not opposed to expanding out a bit, but I don't want to be too far just in case anything comes up that I need to attend to. 

Find out what you absolute max is and then put a little margin on that just in caseBe 100% on your source of funds - no time to figure it out after.

There may not be any issue with that property but it could be a standard listing clause used by that bank, just in case there were any issues. 

www.blackdiamondrei.comOther meetings that I like includeNEREIA.com in Chelmsford, which was last Wed night@Justin Silverio has a meetup in the Woburn areaI am also told Boston Wealth Builders is a good one but I've never been.

So just in case i'm denied (They mentioned my income to debt ratio is pretty tight) I can have a back plan with a hard money lender.

That way, you'd have the extra HELOC money just in case you needed it.

Brian in addition to what @Rick S. mentioned, I would also have the seller have the tenants sign a statement - which you will provide - that they understand they must move out within 30 days after closing (which will actually be longer for them considering it seems like your just in the beginning stages of purchasing) and then assign a dollar amount for each day the tenants much pay for each day they go over 30 days - think incrementally, to give them an incentive to move out.

I also habe an umbrella policy just in case.