@Adam Bartomeo thank you for offering your help! 

@Brian Chadwick A cash out refinance might offer more favorable interest rates than your HELOC provides.

When you go to a Bank or Credit Union, they can only offer you what products that bank or credit union offer. 

I just talked to two banks and they both said that they don't offer them for investment properties.

Our laws require us to offer a rental first come first served (first completed application that qualifies must be offered the unit).

Variable income is SUPER hard since covid and no real way around that beyond showing an offer letter that states you get a minimum guaranteed hours, and you may need a payroll log to prove you never went below that number. 

LLC offers better legal protection.3) Setting up in states that allow your identity to be hid is also overblown.

A “30 minute phone consultation” is heavily advertised with their package offerings, but it was a struggle to get them to agree to a phone call once we were engaged.

According to Realtor.com, EMD is typically between 1% and 2% of the total home price and is money you pay as a show of good faith when you make an offer on a house.But, it’s not an added expense.

We also used PenFed, and they offer a fast HELOC…not sure how long they are now, but the process was smooth.