Fight to get all repairs and rehab work prices lowered.

I'm also on that asap.Is a cashout refi an easier path around lower DTI?

Some of the work will be lower value handyman work and some higher value work.

Most of the investor options are from legacy portfolios that are reaching the point of needing LOTS of investment, which is why we were really considering refinancing the larger home that has so much equity in it to lower the payment and try to cash flow more to build our reserves but maybe the better strategy is simply to sell it while the market is high and rates are relatively low.

My current financial situation only allows me to deal with lower income properties.

When several of our multi's were originally purchased & had lower rents, we had a woman from a random social services group, (had the ID badge # etc) ask a LOT of questions about the properties.

Between finding a violation and getting the current owner to get him to agree to move/or lower cost, presuming you'll pay him to move with whatever excuse, I think those are the two strongest options here.

If you demonstrate that you are willing to take risk with your own skin in the game (HELOC), they are more likely to loan money to you, and at a lower interest rate than someone who has no experience. 

I would say if dems take house and senate and negate the trump tax cuts that will have a very large negative impact on small businesses who are a big driver In the economy.No matter what, 2020ish timeframe expect a decline in home values and economy

They may have a market or two that are eager to insure a specific area and have much lower rates than the others.