Some banks and lenders will calculate your Heloc payment based on the Max limit even if you only have a small portion used due to preventive risk. 

Even if rents are trending up, if your tenant base can't make ends meet, the asset won't perform.

@Cherie Carr deal machine has an app for that it subscription based.

Determine your maximum allowable offer (MAO) based on your investment criteria.

In Phoenix, where I’m based, or in markets like San Antonio, the best realtors do more than just list properties.. they go “driving for dollars” to find oppurtunity, leverage their local networks (probate attorneys, CPAs, divorce attorneys) and carefully analyze each property’s cash flow.

Based on my experience managing a significant number of rentals, leasing back to a seller can work, but it’s essential to approach it carefully.Lease Start Date:The lease should be signed at closing and start on the same day—Monday in your case.

Hi Ben, I'm also based in Snohomish county.

Being a remote location might already limit client base.

There’s also a scorecard that gets released based upon many factors.  

A potential challenge with a HELOCs is they are based on the current appraised value of your home, not the improved value, so you would need to make sure you have enough accessible equity.