We currently self manage but would like to turn them over as well as purchasing a few multi families in the very near future.We have a sfh in Myrtle Beach and love our pm down there so I know good ones exist.

If your existing rates are 3.25% and 4.25%, you are 100% going to take a hit on rates and subsequently, cash flow. 

As far as I know, DSCR HELOCs do not exist and most of the trust worthy outlets I’m also aware of put 2nd HELOANs (DSCR) on pause.

I only accept section 8 if it is an existing renter that then qualifies to transition to section 8.

I had a few issues: many providers did not have umbrella for CA residents, some providers did not cover CA RE, one (my existing) did not cover CA vehicles, some only would provide coverage if they had the standard property insurance (I did not want to change all my insurance), virtually all (including the one I went with) would not cover me at the coverage I desired (I was looking for $10m policy). 

The existing interest rates at the time4.

I'm trying to grow my portfolio, so my money is spent either on new properties, or upgrading existing one's. 

There are DSCR programs that will allow the use of a higher existing lease so long as you can show receipt of the rents for the last 3 months as well as a copy of the original deposit.

Those issues were likely pre-existent and lip stick was applied to get a tenant in.   

You have to work to find them but they exist and they have been named in the BP forums as well.