Hey Greg,Yes definitely would be interested in hard money lenders and partners, etc. but I am not sure of the process so am learning that currently as a viable option in the future as I know many people don't even use their own money to scale up! 

The way the bank looks at your qualification is by looking at your total liabilities including your monthly mortgage payment plus your future payment for the Heloc.

It would simply sit in your passive bucket and rollover to future years, negating the benefit.

If not with this transaction, possibly ones in the future. 

However, here are a few general suggestions that might help:Since you’re looking to offset rental income and don’t qualify as a real estate professional, one strategy could be to consider any capital improvements you’re planning in the near future.

Highlighting the STR revenue potential, especially in a prime location, could attract investors looking for both income and future appreciation.Steps to take:Prepare a detailed financial breakdown of the property's current performance and future projections.Include comparables in the area to show both STR potential and anticipated appreciation.Offer flexibility in the buyout terms (e.g., structuring it as an installment plan if needed).If you can’t find an individual investor, you might look for a property management company or real estate investor group that specializes in STRs.

There are too many D/D items to go into here but you can always start with the Texas Real Estate Commission website and search for prior actions taken by TREC against your current or future brokerage.

If I were to refinance he also wouldn't be obligated to help with future closing costs on the home.

I hope to network with you all as well as maybe even do some deals together in the future.

By using borrowed money first, you free future you to have the option to use the annuities for your next purchase.Lastly, if a bank is willing to consider loaning you money, with your age/job history, at even a slight reasonable rate, pounce on it.