I have a unique combination of factors that make me able to do a lot of research. 

Combine being an Ahole and stupid you have a top agent, just saying.

We own 3 FREE AND CLEAR properties with a combined value between 450-500k based on recent comps and have been having trouble pulling a heloc or getting a portfolio line of credit.

You are combining multiple large roles in real estate, among them the renovation GC, the landlord, the property manager, the acquisition specialist.Define a much smaller target area and start looking for off-market deals there.

You pointed out that combining apples with donuts do not produce meaningful (or valid) numbers.Let's start with the declining sales statement.

Typically this isn't held at the assessors office though, unless the tax collection and assessor offices are combined like they are in some areas. 

Lend your money as a hard money lenderYou can do a combination of these or choose other strategies.

My financing options are as follows:1) Hard money loan combining the home and rehab into 1 loan, paying interest only until my refi.2) Raise capital through various friends and family, offering about 10% ROI over 6 months.3) Get a line of credit from a company like LightStream for about $90,000.I am leaning towards the line of credit but have never done it before and am wondering if anyone on the forums has experience doing a BRRRR with a line of credit. 

My partner and i have just combined companies.

To start, @Geren Knight III. 10% combined for Repairs and CapEx, probably isn't going to cut it.