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You need to be able to talk with strangers over the phone or in person to build rapport. 

If you do have enough other income then you dont even need to lease out this property to start your refinance.However if you dont have enough income to qualify with no rental income offset then yes you will need to obtain your lease(s) and security deposit + 1st months rents deposited before you can utilize 75% of this gross income - your monthly PITIA payment (in terms of qualification on this property refinance.So all in all Id make sure what your current debt to income position is first of all (DTI) and then strategize to see if you even need the leases at all.

Current tenants are coming up 3 years in the house with no plans to move.

@Jillian Alonge A HELOC provides quick access to equity for your next property but transferring the property to an LLC via quitclaim deed may trigger the due-on-sale clause—check with your lender.

My state is very fair to landlords, but there's no way to win this scenario.

Water bills are publicly accessible here.

Hopefully this post gets tons of hits and traction would love to see a bunch more back and forth in here.  

What made you interested in investing in this type of deal?

@Alev G.I'm in the market in Reno, Sparks, and Tahoe and I have seen some very strong appreciation over the last year.