Buying an out of state rental property from a realtor, wholesaler or off facebook or zillow etc as opposed to from an operation or turnkey provider who has an active, substancial, and effective boots on the ground team or teams to support you after you close on the sale. 

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.

With the HELOC and then converting it to a term loan you will probably be paying higher interest and/or shorter amortization period on conversion which will mean higher monthly payments.

What I've realized is that a lot of these companies that do pay for housing stay in the larger apartment complexes because the companies pay for it.

I would highly encourage paying a GC to walk deals out the gate, have them give a scope of work so you can see what items costs.

What is not deductable is paying yourself for work done. 

Additionally if you're running an active business in the IRA the income will have to pay UBIT.   

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

It pays to have a look at the EMA floodmap and see where you are in regards to potential flooding. 

I texted her the rent amount on Tuesday afternoon (per her request) & the various ways to pay it - she said she would "get with me on the payment".