For the short term, the down payment doesn't matter, the cash flow is what matters.

You can def get a better rate but walking with cash increasing the balance with def increase the payment and bite into cash flow.

Picking up cash or using a drop box is not an option.What property management software are you currently using, and does it offer an integrated cash payment option (PayNearMe, CheckFreePay, or similar)?

My plan was to purchase a couple houses at a lower price point, put larger down payment, cash flow, than let that sit to reinvest into new deals.

I have a 50k loan HELOC and payments are $470 a month at 4.5% 20 year.

In the end, generally it's class C acquisitions and management with all it's goodness, like any game it needs to be learned how to play it successfully and no, section 8 is not the solution, I only have about 10, rest are cash paying.

Does anyone have a lender in the Los Angeles area who has knowledge & can offer various types of down payment assistance programs for 1st time home buyers looking for a primary?

As a backup for unexpected repairs, not as primary funding for a purchase.Let me be very blunt: if you don't have the down payment in cash, getting yourself into real estate is super risky and may not be the best choice for you. 

Missing columns, no summary formulas, no way to scan who's paid at a glance.So I put together a rent payment tracker template based on what the best setups I've seen have in common:- Columns for unit, tenant, amount, due date, and payment status- Color coded status so you can scan who's paid, unpaid, overdue, or partial at a glance- Summary formulas at the bottom for total collected vs outstanding, paid count, overdue count- Works in Google Sheets and Excel, no macros or anything weirdI also made templates for maintenance tracking, lease renewals, and expense tracking.All free, no signup.

So I have a $310 monthly payment for the HELOC.