I cannot qualify for traditional conventional for multiple reasons but the over 200 to 1 debt to income ratio is a primary reason.  

Please let me know who you have worked with and why you like them (How many properties do they manage for you, how long have you worked with them, what you like about them etc.)When the unit is vacant, do they cover the cost for professional photography to rent it out again, or is that an additional fee? 

In addition to making connections here you should try to attend some local in person meetups.

(I also had to come to CA for health reasons, so I am not sure if that is an exception)- If I use any of the above, can I use a portion of the money to pay off personal debt?

Its not a set price per unit or building but rather a percentage of income to debt.

Right now my debt is sitting at around 154k (8k outstanding interest payments). 

Leeling You should charge her for one additional month of rent. 

HELOCs are good for short term debt: rehabbing for a BRRRR/ to sell or flipping etc.

Ensure the STR’s projected income comfortably covers new debt, even with conservative occupancy rates, and maintain reserves for market changes or vacancies.

@Michael Doherty and @Mike Auerbach and @Ellen Steele Don't forget the additional tax benefits available with cost segregation on the new basis as well as 179D.