Also, did you have to pull money out of your HELOC first and season it in a bank account for a couple of months prior to purchase? 

Do your homework, ck your own comps, etc.....My seasoned buyers know their mkts so well that they can make a decision based off pics and an number. 

Every bank has a seasoning period.

I priced painting a 3 story 3 unit last year and it was around 5-6k, at the cash flow you have you could have 10k saved up in time for painting season this year and if the program from the city kicks in you would only need 5k or so.

If the lender doesn't have any seasoning requirements just double close using transactional funding.

I can give you a couple credit unions that do 95% but I don't know how long you would have to season the home to then add a heloc, they could tell you.I was going to wait a while to buy another home and turn current home into another rental but this strategy will allow me to do so earlier because I won't be tying up 200-300k from down payment into equity I can't use therefore limiting my buying power as well.I'm also going to get an 80% cltv heloc on my rental properties to free that up as well.

In the last few years the Light bill has doubled for most of my Tenants from $150 a month to up to $350 a month in the six month Summer Season.

Most accountants would be happy to give you a few minutes of their time once tax season is over.  

I am still an active broker and do a lot of rental business in the season. 

I did not expect the rehab and re-occupancy to take longer than a few months and wanted to avoid any issues with seasoning and the added closing costs.