Debt is from a mortgage on our primary residence and student loans.I'm now in a situation to either reduce debt or increase my regular income (via paying cash for rentals/purchasing notes/something like that) to a point where my dti would be more attractive to lenders.

why not just increase the rents and let people leave on their own?

Also, on this HELOC, am I able to increase the value after I convert into a full rental if I see appreciation? 

one of the requirements that newark has when you increase the number of units is to accommodate for off-street parking for both units. 

Increase your deposit to entice the seller?

Increasingly tenants prefer to pay by Venmo.

I understand that we'll build our wealth slower, but increased cash-flow has replaced (and then some) my income and enabled me to stay home with our kids and for now that is our "why."

I would also think that once you have an established portfolio you can start increasing that wiggle room.

Tried finding information on the City's website to back up her claims - considering we live right off of that road next to St Francis University this could either hurt us or help increase our property values.

This will decrease my cashflow but increase my cash on cash return.