Never missed a payment.

Your debt payment will be 5k-6k so you are gonna need some quality income to make it work. 

All of the accounting work is done with quickbooks, so I believe I'm looking for software to best help out with managing tenants, leases, payments, showings....etc..Thank you,Bobby P. 

So the question is I have been prequalified and can do $$ % down payment and <21 days closing. 

You are saving up your down payment anyway, I would wait until a good 4 unit comes along. if you’re only putting down 3.5%, the difference between the down payment for a 4 unit and a duplex/triplex is not gonna be that big. 

This may result in, say, medical debt payments taking the value of the house rather than an heir getting the house. 

I have used a portion of it to buy another rental property and am contemplating using the rest as a down payment for a primary residence. 

Ie. 6 months worth of payments

You borrow the $20k downpayment plus $5k in closing costs and $5k in rehab costs from your HELOC also at 6% (note $5k in rehab costs in nothing so the house better be newer and in great shape).Let's say you rent the property out for $1000/month and using the 50% rule you have $500 in expenses each month.Your mortgage payment will be $480/month.

I've been communicating with the tenant over the past few months to try and get them to set-up a payment plan and have had two letters sent from my lawyer outlining what is owed.