I don't think Sacramento is on the table for me after looking at the numbers. 

When the litigant attorney heard this, shouted "oh no, we're screwed" and pounded on the table.

Volunteer work can lead to the similar experience.Education is a plus that can be brought to the table. 

You should go with a DSCR loan, and you can quit claim it into your LLC at the closing table with the title company. it's not uncommon for DSCR Lenders to do this for people looking to move a property from their personal to their LLC.

I was able to see this with a future depreciation table and compare against the non CS expectations.I'm not sure about recapture, presumably yes this is not ideal and probably exacerbates the current recapture issue. 

Does BP have any tools that could help me to make sure that I am staying on top of everything prior to the closing table? 

@Tyler Condon, it isn't proper but people do make side deals where the parties exchange money separate of the closing but at the closing table.

@Ed Hoffman  actually, you can transfer it via Quit Claim right there at the closing table before you leave the title company.

In our county (in Ohio) they don't do round table close so we might purchase a property and never meet the seller. 

(with the DSCR loan to purchase moving faster ~ 2 weeks, it's conceivable we may be at the closing table faster than the HELOC closes).We are considering other options for the downpayment (approx $25K);   and then replenishing the funds with the HELOC cash once it hits.