All else being equal, lower mortgage rates reduce the cost of ownership and, thereby, allow more people to afford to buy.

They are set to change the zoning in my area, allowing ADU's and other construction.

are you allowed to edit the chart of accounts? 

You should allow a 1-2 Weeks for the appraisal, and 1-2 weeks for title and insurance.

This allows investors to maximize their returns without having to directly face the more restrictive regulations.What do you think about this alternative? 

If a cash out refinance, many lenders will allow the cash out to satisfy the reserves requirement.DSCR lenders generally let you vest either individually or as an LLC.

Sale Price$171,000 - $55,000 (Rehab) - $13,680 (8% fees) - $40,000 (profit) = $62,320 MAOFrom talking to other investors and doing research, typically a Novation allow more money to the seller, correct? 

I also like contractors that have packets that allow you to pick out the stuff that you want to use for that project, which reduces the quality control process..

That will allow you to build the additional legal space further amplifying the value of the proprety (more HELOC money). 

Determine your maximum allowable offer (MAO) based on your investment criteria.