As you know, cash flow comes down to how much you have to put in the deal, what it produces, and how your debt payment is structured. 

I purchased it with a HELOC so higher interest debt until I can cash out refi.

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

At that point if would free up my Debt-to-income ratio (Nothing would be in my name & I could start growing again).

"Fixed rate debt or floating rate, what is your preference?"

You could do 5% down Fannie Mae program and quitclaim into LLC but the debt with still report to personal credit.DSCR is the way to go.

You can combine both sources in one document to strengthen your proof. 

A private investor will want to see a few successful deals before taking out large sums as a debt loan.

This is a combination of the all time worst rent to purchase cost ratio and interest rates that are near the high for this century.   

Without knowing your age, I like the idea of pushing additional savings into good, no load index funds (I like Vanguard's S&P index but there are plenty of others) through a Roth if you're young enough, leave the rental portfolio as is and pay the debt down to nothing, since you're not inclined to really work at growing that end of it.