., I would be cash flow positive in roughly 2 years (not factoring tax incentives, etc.).

Would it be considered acceptable or ridiculous to ask an accredited and very active RE investor who is interested in a deal you are looking at (whom you hope to develop a positive relationship with and or/ partner or invest with you) to sign a non-circumvention agreement, prior to them seeing the deal AND prior to having the deal in question under contract? 

That works for people in your position so long as you can save up enough money to cover down payments on the rental properties. 

Let the current tenant know you are not in a position to help support her without the two bedroom voucher.When or if the time comes that she is late with the rent then follow the necessary procedures.

We got a secondary offer position on a duplex and the primary backed out, so it’s coming our way!

I would keep looking to get something that has a positive cash flow of some kind or at least a TINY negative cash flow that may go positive with a couple of rent increases. 

HELOCs are usually more conservative than traditional 1st position mortgages.

Where are some markets with high positive cashflow?  

Positives?

I have verified they do a good job and had positive reviews about them even here on BP.