Although we are in Temecula, we are located on the wine trail which is outside of the city limits.

We're building this inside the city limits so we are slowed down just a bit by the city inspections.

I have 5+ buy and hold properties,  i have limited cash right now for another down payment, my debt to income ration hits almost the limit.

My question however, is for short term rentals there - licensing is taking place such that it is possible, owners may be limited to 50% of the year, making investing in a short term rental more risky.

They are limited doc 

This approach can save them money and allow for a more streamlined transaction, but it can also limit their reach.

Expenses that don’t go up as fast take less of a bite as the ARV increases, leaving more room to (slightly) increase the purchase price plus rehab limit to 75% of ARV.We use this rule of thumb for screening, but always create a spreadsheet to estimate all expenses and run a P&L in detail for comparison.

What are the my options to limit bringing that money out of pocket for the down payment but also minimize the amount of equity given away on the project? 

It's just easier.Use one for each property to limit liability between the assets (they can't attach liability to other assets)

Krys is a midwife and we established a birthing clinic where she has overseen the delivery of almost 30,000 babies; the majority of which have been charity cases we fund from a business we set up that sustains the operational budget.My definition of tithing isn’t limited to writing a check.