I feel like if I perfect the strategy for showing units and communicating with potential tenants it will save me so much time and many many drives out to each property - and most importantly, cut down on vacancy.

The limiting factor for our investment is the 6 months reserves required for our current mortgage and the mortgage of the investment property.The lender recommended opening a HELOC for the reserves.

. - How does my HELOC factor into my calculations below? 

I personally am about 400 miles away but I make the drive a couple times a month right now until I can get a team going.  

Now, my DTI puts me at a place where it'll be close and I'm not sure how my current rental's income is factoring into adding anymore income for me.  

Cash is not the answer as it is not a factor in the HUD process.

There are also liability issues, privacy concerns, and asset protection factors to consider.

and you might say working in the mortgage dpt gave me the idea and other factors too.

If the interest rate doubles the payment rises around 60% higher which is a big factor in qualifying. 

Something as simple as a mailing to families - don't say "Your children will enjoy this" - rather - "families with children will enjoy".Think about the creepy factor.