Lender open to flexible debt to income ratio is likely my only hope.

Hello,I recently completed a refinance and now I wish to open a HELOC account as it is a more flexible option to tap into the equity.

The added benefits for me are; 1) I am able to structure/replatt things in a way that gives me future flexibility to be able to sell the units individually or as a whole. 2) I can handpick an "opportunity zone" neighborhood as opposed to choosing between limited selections. 

Bremerton is loosening up its ADU regulations with extra flexibility for existing unpermitted ADUs.https://www.kitsapsun.com/stor...Hat tip to @Mark Canton for telling me this today!

Other half would be long term (well medium term) rentals 1-3 months or so...still flexible and looking for options

However small banks can be way better to work with in my opinion and can get you more flexible financing usually.

Given everything happening with Covid, I tell other landlords to try and be flexible and work with the tenants, assuming they are respectful and not causing issues.

however given continued high cost of living, tech company exodus, and family relocation outside of Bay due to flexibility of permanent work from home, I'm looking to sell and doing a 1031. 

In terms off using hard money it's a numbers game and totally a possibility, I have used it for a BRRRR and am using it for another I just closed on, keep in mind you usually have to bring just as much money to the table as getting a conventional loan, you just have the flexibility to pull it all or some back out when you do your refinance if you can make your numbers.

Be consistent with your search for the next deal and stick to your criteria but also be flexible in your ability to adapt your search if something needs to be changed.I started my search for my second house hack in March and didn't close until late October. 2 months is a drop in the bucket.