I have one lender that will go up to 85% but need 720 credit or better and 1.25 DSCR no rural areas

(May also cut significantly into the current cash flow on it)I know you mentioned not doing a HELOC on my primary, but wouldn't it be advantageous to have the ability to pay off the line of credit instead of be stuck in a payment that is much higher? 

When it comes to managing your mortgage, most homeowners are familiar with refinancing as a way to lower monthly payments or take advantage of better interest rates.

Sourced through the MLS and negotiated heavily with the seller to get price reductions and credits at closing How did you finance this deal?

Keep your payment at no more than 35% of your income and minimize your credit card and auto debt.  

This is a good opportunity in a strong market, and with your excellent credit and HELOC funds, you’re in a great position to make this project happen.

Just a heads up this will not be tax free, it will be a pro-rated exclusion.

The only issue is the interest rate is 7.125%.

If so what are the interest rates on those debts?

The homeowner collects a NET/NET 5% yield with 1% increases each year in long-term lease by a BBB+ credit rated tenant (similar to Morgan Stanley credit).