Now that we've forced appreciation, following a seasoning period to simply have the management stabilized and see what the general flow of business is like, we'll look to refinance and pull our cash back out. 

Some people also get more pay seasonally.

So you are saying focus primarily on listings, work my SOI consistently, and in due season the income to replace a teacher's salary will come (pretty easily for that salary).

Some lenders go down as far as .75 DSCR at 70% ltv.Most of the DSCR lenders require 6 months seasoning. 

There is usually a seasoning period.

I have a feeling that's asking too much though, and maybe more seasoned investors would be able to decide with the information available. 

I self manage all my units, am currently working on a flip, and looking to build a storage unit here this year!

I am a seasoned agent who just recently started investing.

We plan to fix up units (some are fairly dated), raise rents as tenants move out and then refinance once our seasoning period is over.

The plan would be to pay back the HELOC using rental income (or just our income if we don't have renters) for about 6 months to season the loan and hopefully build a tiny bit of equity (both through hopefully natural appreciation and forced appreciation in the form of renovations).