Does anyone know of a local bank in Clearwater Beach that will do a loan like this with better rates and higher LTV?

Have any specific banks, lenders or brokers to refer?

@Michael BarbariDo First Midwest Bank lend in GA? 

I like to think of it this way:If I know my bank will do a cash-out refi of 80% of the appraisal value (after fix up of course), then I start with that number.Say, after fix-up, a property should appraise for $150,000. 80% of that is $120,000.

Hi,Does anyone have a bank they would recommend for getting a HELOC on a rental? 

You become the bank.

The new deal is a foreclosure, that I tried to buy from the deceased owner's family before it went to foreclosure, and so I'm buying from a bank at a higher cost probably

She was super fortunate that she was able to sell before the bank took it.

The only solution I can think of is opening a joint bank account, placing our investment money there.

I would also use the DSCR as the reasoning...the bank won't finance the deal if there is not a 1.25% variance and based on current income we are too far off.