You always have to validate employment from a 3rd party (CPA)Evidence of liquidation is always required if the funds are held in equities or retirement accounts.Income stability is a major factor in determining a borrowers credit worthiness.

I have 18,000 in equity for emergencies.

You could spend $20K helping your neighbors fix up their houses, and recover $80K in equity doing that! 

If I were to get a house for 60 k the ARV being 110k and put 20 k into it that leaves me 30 k in equity. refinancing out of that loan would pay off the old loan still only leaving 30k to reinvest using a heloc...this is the part thats confusing me because everywhere else they're saying you would get 70% of the 110k which makes no sense...can anyone explain this process a little better??

Your profit is sitting in equity and that you have a good condition rentable house.

I passed since on that one since I'm looking for buys with a lot of built-in equity or upside from remodeling.

Basically, we made $50,000 in equity on the day we signed the deed at the bank.I originally thought we will be able to make $1,800 net income with 100% occupancy.

At that point I had ~130,000 in equity but I didn't mean to follow that rule.  

I also have a Residence with my girlfriend on the Hillsborough River with more than $100K in Equity Value to split with her. 

I have roughly 1M in equity in the home and considering putting 25% of it to good use.