List of all items remodeled and how much they cost and the comps in the area (some appraisers come from out of the area and you know best what the comps are and numbers are).Other option: if the numbers turn to be tight and you cannot refi, I would think about selling it lower and taking less on the deal to get your hands washed from the project.

My go to for lowest hassles, taxes and  transaction costs are Lease Options or selling directly to the renters. 

If you’re maxed on the first, maybe a heloc up to 90cltv is and option but again.

I have a couple good options for you.

Despite popular option the fed nor a president has direct control over long term interest rates.

Getting into multi family in PHX is a bit of a high barrier to entry and the number of options you'd have are super low. 

Does the fact that these were purchased separately and are at different locations make that option unavailable?

Median home values are $170K range, Median rental income $1,275, YoY home value growth 7%, YoY rent growth 7.93%, Rent/price ratio .74%, Population 117K.I also have my eyes on Watertown, NY; Warren Robins, GA; Gulfport, MS; Knoxville, TN, Rocky Mount, NC & parts of OK.There are plenty of options out there --- hope you find something that fits your buy box!

Right now I am on the middle of a flip no more cash in hand to make an offer so my only option seems to be investors or a HELOC against my flip or my own house.

You'll see a bunch of options on Zillow, but as we all know, you won't find the whole story there.