Due to inflation and the drastic increases in material, labor, and supplies, that's naturally caused carriers to rethink limits/values on file. 

If leveraging equity feels too risky, you might consider using a portion of the equity to fund your next property while keeping reserves intact.

Naturally your property must sell before you can take title to the new one, but nothing prevents you from getting it under contract and make the process as smooth as possible.  

We work with an agent who specializes in leases and let her know of the properties we have available for MTR and she brings in a few reservations every year. 

Bottom line sub too is an advanced strategy that should only be done by Experienced investor with significant cash reserves or access to lending/like substantial LOC that already exist and can be taped at a moments notice. 

They offer a $10K repair fund to fix damages in addition to SD plus warranty for appliance repair etc.I have no say in whom they choose to move in, whether there are animals, limit on # of occupants etc. they reserve right to inspect property so i have no idea if they can tell me to remodel, paint etc.does this make sense i have a vacancy coming up in October (bad rental timing).

Because of the nature of a tax lien, it would be difficult to obtain financing from a commercial lender secured by the tax lien itself.  

Something to look into in your case.I would recommend having the seller send message to all people already booked with your new listing & have him contact AirBNB or VRBO to cancel those reservations due to a sale.

I have about $100k in capital reserves and can leverage the 2 properties for additional capital, as needed.

That said, with smart budgeting and solid reserves, decent cash flow is absolutely achievable—it just takes time to build.