it's not co-mingling if you are just using it strictly for business and paying it out of the business account.And if you do make purchases for personal stuff, just record it as a due from owner and then you reimburse back.I mean it is easier for me to understand it because I am an accountant. lol

There are HELOCs you can get, they are just much more strict about them now.

Local realtors put out videos reacting to some of the horror stories landlords have lived through as well as recent law changes pertaining to the topic.Non-RE related... perhaps something that shows you in a more personal light... highlighting a restaurant you went to, a new workout routine or supplement you're trying, a book you're reading, hobbies/activities you engage in, etc.

The STR can possibly be more cash flow but depending on the market it's getting more and more strict every year with that.

We prefer tenants to realize this is strictly for damages and not to be confused with last months rent at move out. 

On a related note, is it clear what would constitute a project/renovation vs. routine maintenance and is that spelled out in your agreement?

For example, if I need a tub surround replaced, they get paid $125 (I supply all materials, so it's strictly labor).  

This framework should be comprehensive, covering all key areas of property management including financial management, tenant relations, routine and emergency maintenance, legal compliance, and property marketing.Identify the critical traits, skills, experiences, and credentials that distinguish a high-quality property management company.

You can still tap into equity of your principle residence needed through a second mortgage or in some cases financing strictly based on the investment property itself. 

Income, employment and DTI would be factors with an owner occupied loan, so if you think you might have issues qualifying, making it strictly an investment property may be your best bet.