What I realize now after 3-4 years of taking that course, the majority I've been able to find on youtube, my CPA, and other people in my network for free.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

After forwarding MartelTurnkey the report, they addressed the issues right away within a ~2 week period.

Issue is that if I refi at 175k value I will be way into the negative cashflow, like a couple hundred dollars per month negative.

I can't speak for any other Lenders, but my outfit would not have any issues with this. 

In most cases, if you're trying to grow your portfolio, doing a cash out refinance without getting enough cash out to be able to reinvest to majorly help you with the down payment on your next deal is probably going to slow your growth and ability to scale. 

If tax returns and DTI is an issue look at private institutional lending. 

Unfortunately, the majority of investors that experience terrible service from turnkey companies, figure out that it's not worth spending tens of thousands of dollars suing their turnkey provider and just move on - which allows the turnkey provider to not change their ways and stay in business:(You should also check out this BP thread about the topic:https://www.biggerpockets.com/forums/88/topics/976647-turnkey-company-suggestion?

I’ve thought about helocs but the only issue is finding a home that I could purchase with the heloc money.

That's another issue with having partners.