So cash on cash returns are easily 50%+ i believe this is what Airbnb strategy used to be before pandemic inflation hit.

I don't have much to add other than running numbers from a few different standpoints such as, realistic, and very conservative, to what seems like may be a stretch, I like it because you get a range of numbers and if none of them work, it answers a lot of questions, if some work you may have to do more research or be creative in other areas such as financing or strategy.

An interest rate cap is essentially an insurance policy on a floating interest rate loan.This caps/limits the maximum interest expense exposure for a borrower using a floating-rate loan.Lenders also benefit as they can require an interest rate cap at a rate threshold that helps ensure the borrower can service interest payments comfortably, limiting the risk of non-payment in a rising interest rate environment.Floating interest rate debt has 2 components:✔️ Benchmark Index✔️ SpreadBenchmark Index + Spread = Total Interest RateThe interest rate cap will set a maximum threshold for the index used.Let me know what questions you have about interest rate caps below!

I've been working my way through different institutions and this seems to be a strategy that isn't generally accepted if the loan is in excess of my DTI. 

I live in Northern VA and looked into investing in the Shenandoah area but the regulations didn’t fit the strategy 

BRRR works for some people, but there are many other creative strategies that might work better for a SDIRA.

Another good strategy is reaching out to brokers/agents to find a "pocket listing" which essentially is a listing that is off market and they are shopping it around among their vetted buyers.

I am familiar with the that strategy, but it’s not something we want to do at this stage in our lives.

I think building out a strategy and thinking about what you want to do moving forward is a great starting point because it doesn't seem like you have a shortage of options.From leveraging your existing HELOCs, opening a new one, or fully refinancing your property that is paid off, it feels like the biggest concern I would have for you would be 'paralysis by analysis'. 

Be wary of overly creative write-off strategies, as the IRS isn't easily fooled, risking audits and hefty penalties.