You can reference it in the beginning of the lease and tie back to the exhibit 

DSCR can cash out 80% even on 2-4 units, but I was referring to OP's request for HELOC on investment properties To further clarify my previous post: 80% LTV HELOCS on investment properties are available on single family homes, 75% LTV HELOCS on investment properties are available for 2-4 units. 2nd position?

My dilemma is replace the exterior items (which I can't really raise rent for).

I get random loan requests all over the country, I was not referring to any particular market just giving general info for folks having a frustrating time getting their deals funded.

@Ambica PilliRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

What do you consider the level of investment you would need to achieve the "scale" you reference?

My recommendation would be to inform the tenant that you will handle the repair this time and make a note of the incident for future reference. 

Be 1-1.33 DSCR, ideally 1.2 ish range with capex as a top line not bottom line item. 50% net cash flow= reserves, 50% net cash flow= investment #2.

I had someone in for about 8 months, but they left early April, and at the same time my property manager told me he was no longer able to work with me, presumably because he's focusing on larger (more profitable) villas.I did immediately get online and do my best to find new property managers/mgmt companies, but I found that almost everyone who's website/references/resume I was impressed by was not taking on 1 bedroom units.

I’m sketching out ways to streamline this kind of setup for others, and your process is a great reference point.Appreciate you being so open!