Take some equity out and buy 3 more that cash flow they carry all the loans.  

Income requirements in underwriting a lease is NOT a housing item, it's Commerce. 

As you run your business, you may have to buy a new roof unexpectedly, or replace the hvac system unexpectedly, or replace kitchen items on a turn because they've been destroyed or reached the end of their service life.

As a travel nurse, we have to do all kinds of background checks, drug tests, and other compliance items.

One strategy that has consistently brought me success is seller carry financing and creative deal structuring.

So I will need to carry the HELOC balance for about a year.

I'm not sure how straight-forward your rental amounts are, but I needed the ability to line-item out several different charges (CAM fees, etc.) as well as have different base rent amounts based on the year of the lease (cost of living increases yearly) and found that Innago was the best fit for me. 

This sounds like a SFR and if so it is typical that the tenant is responsible for these kind of items.

So the borrower may get an offer of $2.7 million with $400k down, assumption of $2milion note and carry a second for $300k.   

You also have to consider loan amounts typically need to be above $250K will carry a 3-5 year prepayment penalty.The biggest thing I see is loan officer are quick to offer a pre-approval for you but the fail to run the DSCR/Rents ratios up front.