The issue now is that my accountant says I can't use any of those expenses he has the loan on because I wasn't legally named on mortgage or title.

~Andrew    Hey Andrew, You can do a HELOC on an investment property, however you may be capped at 70% CLTV and may need to draw $100k to meet the minimum loan amount.

DSCR loans also won't report to your credit as a tradeline. 

Finally, my end-goal is to find a good tax deed deal, rehab it, rent it and then cash out with heloc or refinance.

To make it work, you have to find someone with a problem or situation bad enough that it makes keeping a loan out on a property that he does not own seem like a good idea...or maybe the best bad idea.

That value, if owned for more than 6 months, can be used as the down payment for a loan.

Depending on what the program offers, they could partner on deals with you, you could leverage their credibility, they can help you get financing on loans you would not be able to qualify for alone, and if the group has a network of people that collaborate you get access to awesome people all working towards similar goals.

Leverage FHA loans with their low down payments (around 3.5%) to invest in a multi-unit property like a duplex, triplex, or fourplex.

.- Once you have a commerical activity license you can finally get your rental licensehttps://www.phila.gov/services/permits-violations-licenses/g...All of the above will be done using the eClipse online portal systemIf your property is built before 1978:The system will kick back your application and you will not be able to get a rental license until you get a Lead Safe test.This is when you will hire a licensed 3rd party to come out and doing a lead test for you.

One way or another, however, the investors must work to pay down loans, increase rents and decrease expenses wherever possible.