You can then use HELOCs/cash out refi on your personal residence (better rate) to use that money to buy more rentals.

I haven't fully been setup yet as I have cash but I will be taking out a HELOC to get the rest of the job done.  

sounds like a good plan, but would get a HELOC on your guy's current primary - FOR EMERGENCY PURPOSES ONLY!

I started back in 08/09 with a heloc of 43k and that was about right.

HELOC, cash out refinance?

My financing strategy would be to HELOC the down payment and repairs then, as quickly as possible, do a DSCR to bring the mortgage together and lock in a lower interest rate.

If you’d rather stay in your home, tapping into your equity through a HELOC or cash-out refinance could give you the funds for a down payment on an investment property.

I’m unsure if HEL or HELOC or selling the rental, doing 0% balance transfers makes more sense, or a combination.  

Unfortunately, it seems like the state of Texas forbids HELOC's on investment properties and I am reluctant to do a cash out refi (or sell the properties) as my current hard money rates on these properties are between 4.5%-6%.

Rheis,As a banker I struggle to see why most people will choose a Heloc over a cash out refinance.