They even sent me a letter along with the estimate saying they'd give me an additional $2,500 off.

I was billed for the work done and an additional $450 for pulling the permit.

Additionally, in many jurisdictions there are regulatory/legislative restrictions on when you can disturb the tenants.I always figured, if I'm looking to drop $500K to +$1M on a small to mid-sized apartment building, I can make myself available for an hour or two during the week.... and as @Jeff Kehl indicated, if you've done all your homework and deem a property worth a walkthrough, you've probably already submitted a LoI to the Vendor.

My goal is to use my HELOC to appear as a cash buyer offering quick closing in hopes of additional flexibility on price from the seller.

Get Heloc for additional cash reserves / down payments 2.

Pets with a pet fee and/or an additional security deposit for pet could make a lot of sense.7.

This is in addition to depreciation recapture mentioned by @Brian Schmelzlen.Mr.

Condos have the additional headaches of having to deal with HOAs and other home owners that dislike renters.Try and find a multi unit to start and preferably live in one of the units yourself.

In addition, they are either 100% occupied and receiving rent or 100% vacant and a big expense, where a duplex can be 50% occupied and when you have turn over or a non-paying tenant you still have some rent coming in.   

Ill be sure to reach out to Icon to get their rates and services, I've been in contact with AIM and they have quoted me at 9% flat with no additional charges but I haven't spoken to anyone who has used them before and a referral goes a long way.