It probably will continue to be fine until some enterprising tenant tells the utility that they are moving and then doesn't, and uses the utility on my dime.

My partner and I have some great working relationships with local banks and lenders, allowing us to leverage assets to increase returns. 

When the bank determines the short sale amount they will accept, they already set aside a budget for paying real estate commissions.

Even though there are varying opinions as to where we are in the cycle, i think its hard to deny that were late in the cycle.I have a good amount of cash sitting in the bank after recently selling one of my properties.

Banks may look at the income from the tenant as income to you and count 75% or so of it but they may need to wait until that income is counted on a tax return. 

Just listened to the BP Podcast with Matt Faircloth and Matt mentioned that banks don’t want to see anyone (or entity) behind them in second position.

Does anyone have a list of banks that offer a HELOC as a first lien mortgage for purchase?

Find a local bank in your area, as they are more likely to switch the loan from your name to your LLC.

Does anyone have experience or know any reputable brokers, small banks, or attorneys in Cincinnati, Ohio that I could meet with about using retirement funds to purchase an investment property?

ACTUAL bank statements  LOL.. that's what you need.. and that's why they use me.. we are for real and know what we are doing and what we need to do to support those who want to do what you want to do... you either have not explained it correctly to those potential money partners or they are nervous nellies and probably wont close anyway.