I am newbie to Multi Family investments and I just don’t understand where these “good deals are coming from”.I see so many posts that say leverage a HELOC for a down payment on a rental investment property but every time I run the numbers the ROI is less than 2% and even negative.

This was the WORST time I could of met a negative person like this, as I PLAN on buying my first out of state Home in Tampa Bay Area.

Ask to speak with some of their current owners and current/former tenants.

If there are investors in the Phoenix area who have better knowledge of the area this is in and advise me to avoind it, please speak up.

I should also note that a lot of negativity about turnkey also comes from the occasional scam artist calling their 'business' turnkey, when it's absolutely not.

My guess is the folks you're speaking to have heard it all before from many aspiring investors and might be a bit jaded.  

To reiterate, the key is to make it as easy as possible for the tenants if you want to minimize negative responses.

Im a little concerned since my girlfriend has been working under him for a long time, and would speak with her prior on how she feels about it.I wouldn't know how to go about structuring something that benefits me.

The best way to get all the answers you're looking for is simply to speak with a lender and find out what's possible for you.

I'd speak with other land-lords on the prospective block or even get in touch with PM in the area to confirm those numbers.