I have $50k in a HELOC and $50k in CC debt.

I don't know of too many commercial lenders that will accept a 28% operating budget for all expenses, they will probably run their debt-coverage test at their pro forma operating expense numbers instead.

If I had no monthly regular income in the pipe line, I will not try to get me burned with more debts.

I have $50k in a HELOC and $50k in CC debt.  

Notwithstanding the foregoing, if the value of Scott’s interest in any of the LLC interests listed on Exhibit B increases as a result of his active efforts, the appreciation of such assets shall be deemed Marital Propertya) Active shall be defined as exclusively engaging in gainful self-employment working toward the growth of his LLC interests listed on Exhibit B, successor LLC’s, spinoff LLC’s, or any other LLC or gainful acquisition made using premarital funds, mortgages, or other financial instruments to fund growth.

It does not make financial sense to bully tenants just becuase you can.

Make sure your financial house is in order, then make a move.  

It looks like you are calculating based on cash on cash, but I'd think you'd want to include some financing/debt service etc stuff in there too.There's nothing wrong with buying something for cheap. 

@Shasky Charles Welcome and glad you're taking the real estate path to buidling financial freedomSome critical books I'd say are as follows:1. 

This leads you to overleveraging territory, so you ought to measure whether your dream factory job can support the maintenance of however many units you are looking to purchase on top of debt payments on both a HELOC and mortgage.