@Joshua Von Schlutter if you are using a conventional loan, Fannie/Freddie will allow 15% down...some banks don't follow this rule but it is possible to get 15% down on an investment property. 

Zelle is relatively new and built by the banks. 

Then locate some commercial lenders, recommend some local and regional banks and tell them whats going on and what your plan is. 

Is there ever a limit on how many loans outstanding, or how much you owe in total causing banks to balk at giving you a heloc?

This way, the bank lends on the rental income “business value”, Vs simply the appraised value of the home.

Most banks don't want to deal with that. 

Seller, RE agent, bank, contractor, inspecter???

Hey Tate, here's what my commercial lender @ US Bank uses for pro forma debt coverage calculations if he doesn't have 2 years and YTD historical data (basically, seller's schedule E's)Vacancy: 10% of gross rents, unless there is sufficient market data at the bank's disposal to justify lower vacancy rates for the type of asset in question, OR detailed historical vacancy data from seller.Management: 3% gross rents or actuals, whichever is higher, with property management agreement provided to close.Cash Reserves: 3% of gross rentsTaxes: Actual data used.Insurance: 3% of gross rents, or as shown by insurance policy.Operating reserve: 20% - 25% depending on the type of asset and amount of historical data provided.

We have good credit (by any standard) and a decent bank account (by college standards) but not enough to put down the standard 15-25% most HML and private lenders prefer.

I borrowed the loan through a small bank after showing them the cashflow numbers.