I have the option of pulling out a HELOC from my home in KY that could cover the amount for both HVAC systems. and if i do that i could most likely use the cash flow from when i move out to make the payments on the HELOC.

Plus I think there's an oil tank in the back yard that hasn't been pulled. 

We pulled the trigger on moving to Texas.

Airdna has some great data - it's direct pull from Airbnb and VRBO + they post articles from time to time on market trends. 

Pulling theses lists from Propstream has worked well for us (Vacant, Liens, High Equity, Non Owner Occupied, etc). 

You can hire someone to pull local leads for you and you can outsource the direct mail as well. 

Of course the bank says "no problem", I start the process etc, then after credit pull and everything state "thing's have changed and you cannot own more than 3 investment properties" so now I'm at a standstill and they want to push me to commercial side, which in this case is requiring them to take my first and have to refi the balance and lose my rate and then tap a HELOC afterwards at commercial terms.

If I'm in your shoes I would checkout any local RE meetups happening nearby, that would be a great spot to meet some other folks in your shoes and/or other lenders who might be able to give their perspective if it makes sense to pull out money from your home rn or not. 

As easy as this sounds, it's not simple and usually like pulling teeth.

I'm have trouble getting a quote for fire insurance, due to State Farm pulling out of the market.