Start a new asset account called "prepaid rent". 

That doesn't leave much for pre-paid taxes, insurance, closing costs, etc. with a $10k budget.

For example if your tenant sets up automatic rent payments the ACH debit won't hit their account until the 5th.

We currently use American Express Serve (Amex Serve) and have a couple of sub-account cards for contractors to use. You can keep cash in one account, hand a card for a sub-account to the contractor, and instantly move...

It appears this finance person becomes more important when taking a more strategic role with the company, and not necessarily just the debits and credits.

One PM is over billing me that I have to resolve and one is charging a prepaid fee to the tenant for furnace filters.  

The HELOC will come with checks and a debit card.

However, I get what you're trying to do in order to be able to just print off a balance sheet to show your Net Worth.I do disagree with your CPA about putting in an offsetting liability as this still will not get you what you're looking for.Instead, I would create a separate asset called "After Purchase Appreciation of Asset" and debit that for the increased value.I would then create an Other Expense (Not an Operating Expense) and I would call it "Non - Taxable/Non Deductible Transactions". 

That is where they put in there fees (points, prepaid interest, etc).2. taxes, title fees, state fees3. if they are only lending up to a certain % of the ARV, then you most likely are responsible for the difference between the overall costs (purch, repairs, closing costs) and their loan value.Like I said, without seeing their info I can't tell if that is the reason or not, but my guess is that is why it is so high.

Any payments on the balance remaining from the original loan must be included in the debt-to-income ratio calculation for the refinance transaction.Note: Funds received as gifts and used to purchase the property may not be reimbursed with proceeds of the new mortgage loan.The new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs, prepaid fees, and points on the new mortgage loan (subject to the maximum LTV, CLTV, and HCLTV ratios for the cash-out transaction based on the current appraised value).All other cash-out refinance eligibility requirements are met.