hence, your strategy is good for you but doesn't make sense in an economic stress test to a lender.

If I were to apply for a CFO role now, more than likely I have to advantage over a CFO that was in a manufacturing company for a real estate company.EAs specializes specifically in taxationCPAs have a broader knowledge for accounting, auditing, financial planning, and taxation.EA must pass a 3-part IRS exam and do not require a college degreeCPA need a degree in accounting, 150 credit hours of education, must a 4-part CPA exam.EAs often charge a lower fees

We've seen our area MLS which covers about 20 counties come down to an average sold to list price ratio of 95.1% and Knox county specifically has come to 96.4 % which is lower by about 2% from this time last year and down from our peak this year of 98.5%. but it's about in line from winter 2022 into spring 2023 which was a time when rates were rapidly rising.

But you sound stressed (you should be) and without a way out.

Thus, your profit margin is lower (than the all-cash offer), but your ROI is higher.

I understand the cash flow and cash on cash return will be lower, but we are looking at holding these properties for the foreseeable future so, we are expecting to make up for this with appreciation.  

Maybe it's just the price, so if you can't lower the price, maybe refi and hang on to it until the spring buying season.

Dallas has similar rents to Fort Worth, but prices are much much higher, resulting in a lower cashflow. 

Tons of R6 lots still available in the area with lower price points for new homes.

A HELOC carries a higher rate over a shorter amortization usually 10 or 15 years and a mortgage carries a lower rate over a 30 year amortization offering a lower payment.You have to run the math in each scenario because the math differs based on a few things like Fico score, CLTV, Loan size, and time frame between purchase and refinance of new property.