This entire post is a classic example of someone asking others for help and giving nothing in return.

Classic buy high, sell low. 

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

(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.  

The illegal in-law units/ADUs are somewhat common in the Bay Area - many people with paid off properties are collecting under the table rent money without reporting it to the IRS.

I have never been to any of the properties I own in Atlanta and closed on all of them from my dining room table in Long Island.

Because of this, retriggering of the 1 year time table to complete the property to 75% of the value.

For simplicity, I did not include closing costs or loan points in the purchase price numbers, but did include a fee of 10% of the sale price to cover closing costs, commissions, and minor repairs.ModelsBelow are two tables showing the IRR for the traditional rental, using a 20% down payment, and the BRRRR models using a 75% LTV loan.

It'll take some time before they come back to the table. 

I'm not saying they shouldn't, I just can't afford to leave that money on the table if I'm not making more than that somewhere else.