.: I would go HELOC for sure that would be best as others were saying the lower cost for the money changes between paying a higher rate for a personal line and typically personal lines they want a higher monthly charge as well independent from the interest rate.  

Sure, I could look for a higher paying job, but I was wondering if anyone has any creative short-term methods to improve my ratio.

Took my friend/fellow CNY investor 6-9 months to get a non-paying tenant out.

I assume your wish to use a HELOC is to avoid paying interest when you are not actively rehabbing a BRRRR.

How does anyone expect people in a place with an average income of 25K a year to pay an average of $1400/mo rent? 

My duplex - built 1989, 2,060 sf, 2 bed/bath, 1 year old roof, value if I subdivide (county already approved) and sell each separately $150k each ($300k total)Investor duplex - built 1995, 2,300 sf, 2 bed/bath, 5 year old roof, value around $310kThe investors initial request was for an equal trade and they would pay realtor fees, which I replied wouldn't be equal due to buying/selling costs (recording fees, title insurance, closing fee, survey, inspections, loan fees, 1031 fees, accountant fees, repairs), taxes would increase due to new sale price, I'd trade a 3.75% mortgage for a higher one, and I'm on the 10th year of a 30 year loan so resetting that to a new loan would restart amortization and pay more towards interest.

So you are already paying tax on the income.LLC taxed as an S Corp would be different, but I doubt that is your case.

Purchase price: $320,000 Currently have a long term renter, the rent pays the mortgage and other expenses but provides no cash flow.

The plan was to pay cash, refi out and use that to improve the property. 

NOMAD wants to rent my house with a Master Lease where they pay me the rent and then sublet to occupants who pay them.