@Jay Hinrichs is correct.However, the following seasoning periods are what I am working with on the DSCR programs that I utilize for my clients.

Deductible expenses include a proportional share of mortgage interest, property taxes, insurance, utilities, and repairs.

What do you think about refinancing FHA loan into conventional in order to utilize FHA loan again or does there have to be waiting period?

So it's pretty hard to break 5% utilization. 

So I'm asking, What is the best way to utilize the results they both gave me and narrow it down?

These companies and their leadership/owners don't care about anonymity because they understand how to properly operate their business i.e. avoid negligent activity while utilizing contract management systems ensuring all vendors are vetted with appropriate licensing and insurance and contracts with  indemnification are in place.

I have decided to look into a heloc, I'm a bit newer into realest state investing, I have completed a couple of fix%flips this year, I currently use hard money for the purchase with 10% down and I cover 100% of the rehab, with that said even just doing a couple of homes at a time, I find myself around 200k out of pocket, I think it would be a bit easier on myself and wife if we utilized a heloc vs just cash, my primary should appraise around 1.1m and my mortgage is 640k, I'm looking at pulling about 250k for a heloc, I don't want to refi the home and cash out as I only want to pay interest on funds as I use them ( I know I won't always be using the heloc cash) Any advice or even knowledge for people in a similar situation, and anyone have a referral for a Heloc?

no rent coming in but expenses were low - just utilities and insurance. 

Some wholesalers utilize this strategy because the buyer does not see your wholesale fee. 

If a cost segregation study is done in early 2025 can it still be applied to our 2024 taxes to utilize the larger bonus depreciation?