I'm yet to find anything that if a full BRRRR, everything i've bought requires a bit of cash left in the property. 

The other two options require spending money that is basically going out the door to lots of fees and expenses of exiting your current house and getting into a new one.If you were just looking to move, that is perhaps a different story… If your house isn’t working for you, for instance.

Both VA and FHA loans are assumable, though the process and requirements differ.

I too would like a solution that does not require internet access.

The best option is to proceed with a cash-out refinance utilizing a DSCR loan. you can grab up to 75%LTV all by using the current tenant's lease agreements to cover the debt service requirement.

My tax accountant team left me in the dark when tax season was here and required me to pay the invoice for 2024 just to talk to my tax accounting team to file my business and personal tax return for 2023.

Most lenders will require you to have completed prior flips if you want to do the renovations yourself.

DunnReal estate is generally passive income - as you are not required to work to earn the income each month - it happens passively.  

Also what are the dti requirements?

Also, to give you an idea of how the math works here is an example based on your home's values:If the lender lends up to 80% of the home's value, the maximum loan amount based on 80% LTV would be $392,000 = ($490,000 * 0.80).With your existing mortgage balance of $390,000, the remaining available equity for the HELOC would be $2,000 = ($392,000 - $390,000).Hope this helps!