Becoming a cash buyer!

[Mike Landry]

maybe I should have put this under creative financing section ?

I just wanted to gather some opinions, critiques on my current financial investment plan. 

Goal: SFR long term rentals north Houston.

Mls is very hard to find a good deal in my area. I'm wanting to have all cash to buy from wholesalers or foreclosures. I'm planning on using a combination of methods to have $120,000 to 140,000 cash on hand. I'm not interested in hard money right now. Cash out refi afterwards to pay back all of retirement loan and most of HELOC.

CASH on hand (that my wife will let me use) -- $20,000. Saving 1000 to $2000 per month for re.

HELOC - $50 to $70,000. 10yr interest only then 15 year amortization. Adjustable rate. Right now 4.5%. TAX DEDUCTIBLE. How does this affect my debt to income when trying to refi? I'm OK taking this risk temporarily. It's not for a boat or pool.

RETIREMENT LOAN -$50,000 from employers defined contribution plan. 5 years, at 4.5% about $950 per month. Once I withdraw this will drastically reduce my monthly ability to save for re. Interest payed to me but will lose out on stock market gains.  33% gain last year. I'm OK to take this risk to help diversify from the stock market. 

Questions

6 month seasoning? Is this generally required to use the after rehab appraisal value or do I need to wait a year for that.  I have a bank willing to give me a commercial loan with no seasoning but their rates are high and adjustable with a 5 year balloon. I'm OK paying on the retirement loan for 6 months to refi into a 30 year fixed. 

DTI ratio. One bank told me they count a retirement loan to my DTI ratio. Is that normal? How would they know? Maybe this is a case where I said to much?

Thanks for your time. Anything I'm not thinking of here?  His would you go about investing with these options.

Thanks