The only method that really comes to mind is BRRRR, which I am not opposed to, but would prefer something a little simpler for a first time deal.Similarly, I'm making an assumption that it might be possible to use a combination of HELOC and DSCR loans on something a bit more turnkey for the initial purchase and then refi into conventional after a year or two rental income?

I believe the most common path is to use cash, private, or hard money, and then to refi into something traditional once the work is done.

Not white, something with a kick. 

Flip with Rick, Jerry Norton, Brent Daniels and Jamil Damji all have great free contracts you might just have to sign up for their newsletter or something along those lines.  

This is because 1) it's the least problematic to follow the rules (retirement accts have separate prohibited transaction and tax rules to follow) 2) it's the easiest to finance if that is something you're attempting 3) it has the most possible tax advantages with depreciation etc. 

Also don't thing that half A$$ LLC you created will protect you personally from something like this.

Something ballpark. 

I just don't know if my DTI would allow for a second HELOC on another property if something disastrous did happen - like an earthquake or something (which did happen here 2 years ago).  

Is this the reality or I am missing something?

You are doing something right if you have two appointments, but you don't want to turn them into ash because you are clueless.