Or obtaining a HELOC on my home to purchase an investment home.My initial goal was to purchase a single-family home in an area that my family and I would like to vacation once or twice a year and utilize it as a short-term rental for the rest of the year, but alas the heavy decline in my monthly income from my business has me worried about this strategy. 

I’m looking for best Heloc rates on a single family investment property.

Positive Long Term Cash Flow Play.Looking into possible Refinance and/or HELOC soon with equity available Lessons learned?

I doubt you’ll get much cash out (since the refi will need 20% downOr you can look into a HELOC instead.

We have enough money for the down payment itself, however that completely exhausts our HELOC.

Buying a new roof with your HELOC will as it would then be considered debt. 

I purchased in cash with a heloc fyi.

Yes as long as you have equity the most common form is a HELOC but you could also do a full refinance.

I have 200+ in equity in the property but I'm having issues doing a cash out refi OR HELOC because when I talk to any lenders they are going to balk at the zoning and taxes/insurance all say it's two family but there is only one kitchen.

You can't just do a HELOC so you don't have to ref the 1st?