@James Edward it’s slowly on the down slide.

Reserves can get tough when you dollar is only being counted at 50%.So, if your deposits aren't any better and your income is still "low", then DSCR sounds like an excellent option for you where you personal income plays no role at all. 

Just hit them with the full amount and they will either accept it or leave.If they are an excellent renter (always pay on time, inspections show an immaculate home, good communicators, etc.) then you may consider encouraging them to stay by keeping rent a little below market but no more than 5%.

When it comes to advice on when to communicate with tenants who do not comply with their written leases and who do not communicate, @Nathan G. consistently provides excellent advice.

While qualifying for a HELOC is dependent on your home equity and your credit score, good or excellent credit makes it easier to qualify.

I have excellent credit, own 7 properties in that neighborhood, and have extensive experience managing rentals.

Excellent work! 

I have excellent credit and resources but don't know how to start.

The quality of images you can take with a cellphone is great...once downloaded on your 32" desktop you can go full screen and zoom in to see excellent details, documenting your findings.

Appraisal contingencies are an excellent way to ensure that you are getting a fair deal on your purchase.