ATR rules do NOT apply to investment properties so products like DSCR loans and often hard money loans do not look at the borrowers income.

I have a client who is in need of a personal loan (under 15K).

@Brenda BoralIf it’s a loan he is not in the LLc and there should be a loan agreement.

The reason is we need to be able to prove it when situations like this come up we just send them the photos at move in and that's that. 

What are the HELOC limits and rules for an investment property and would someone in my situation be able to get a HELOC up to that 85%LTV?

I have a conventional loan so there are limits to what I can do.

If you are only paying a portion of the heating costs, keep in mind how much longer it will take for any updates to pay you back as opposed to a situation where you paid the entirety of those costs. 

Considering our PM agreement, current vacancy & costs I might have to front out of pocket (have already paid the mortgage)How do I even approach this situation?

How's the property management, cohosting situation?

Consult with a tax professional or accountant for precise guidance on your specific situation, as tax rules can be complex and may vary depending on your individual circumstances.