Depending on piping and clearances you may be able to raise the existing boiler.

Looking to buy and hold, but I plan on wholesaling to raise capital.

You will meet some seasoned people at the REIA, but mostly newbs, a lot of great people, but always a few shady characters who try to "make deals" or "raise money".

Since I'm not near my market often, I have decided to educate myself as much as possible while raising capital.

I believe we would be able to raise over 100k with a HELOC.

Perhaps you can collect an additional deposit for utilities to raise your deposit monies.

Say nothing about the cats and just raise the rent on renewal. 

How much will it enable you to raise rent? 

Enjoy your home, raise funds elsewhere and your equity will probably be even more in 18 years when the kids are done in school.

Ways I try to cash flow is a higher down payment, but there goes all my investment money, or raise rents, but compared to sources like zillow and property managers, the new projected rents are so much higher than surrounding rents, I can't make an offer for fear of having the place unrented or rent it at market rates and pay out of pocket.