Having a HELOC does affect your ability to finance other properties because they will use the max HELOC limit for qualification purposes.  

@Arnie Guida Unless you qualify for the Safe Harbor for Small Taxpayers (generally new roofs are too expensive to meet the qualifications) then you will capitalize and depreciation the TOTAL cost over 27.5 years.

Given they manage over 1700 properties, my trust is in the numbers and qualifications at this point.

I applied for pre-qualification conventional loan, was approved.

At that point I will have a large amount of available credit that is accessible without going through another qualification process.I am fully aware that my strategy only works in an appreciation market. 

But groups like NAR and Realtor™ have every right to convince the public that such designations are important, and then set whatever qualifications they want on membership. 

The buyer gets a property without having to go through a formal mortgage qualification process, the seller gets out of having to continue making payments, and we get a wholesale fee from the buyer.I think we will give it a whirl, just so hopefully it will open a new way for different people to get what they want/need.And yes, if it won't work, then it won't work and on to the next indeed!  

@Andrew Parker I'm trying to understand better your loan qualification challenges... 

I would love to say "yes, you are qualified based off the info you gave me" but I don't write the loans for you so my answer about your qualifications doesn't mean anything.FHA takes into account: your savings, your credit, your income, and your debt.

In turn, this cut-and-dried qualification formula eliminates the need to do an expensive environmental review on the land during the certification process.The certification process that officially creates these salable credits is equally straightforward: It takes about 30 days and costs $1,400, regardless of the size of the land or the number of credits that it will yield.