-you don’t have to pay interest on a large fixed sum of money until you find or are ready to pull the trigger on a deal-it allows you lock in some or all of the amount at a fixed rate so your protected against rising interest rates ( given the current market conditions I believe we will see a couple more increases from the Fed this year which will increase borrowing costs for any variable rate products)- See this attached article that does a good job of simplifying it https://www.investopedia.com/mortgage/heloc/fixed-rate-option/

I'm hoping this increases my risk tolerance and marketability to lenders.Any thoughts?  

Honestly it took us about 7 or 8 months last year to find something, and we have been unable to find anything worth doing this year.Brrr and flips seem at best very tight, throw in incredibly large increases in property taxes and not many properties cash flow. 

Leverage is the method investors use to increase cash flow.

I tried to increase all my numbers for worst case scenario and cashflow is at about $350.

I would increase Vacancy Reserve to cover one months rent (8.34%).The remainder of the report looks good if they are realistic numbers.

Make sure any additional upgrades will directly reflect in an increase in Value. 

Dirt-what’s it worth, what’s around it, 1,3,5 mile rings increasing in population?

I'm trying to avoid the mistake of managing by spreadsheet (i.e. adding a 3rd bedroom to a very large unit - ~ 1500 square feet) will increase the prospective return for the investment, which looks good on paper, and remember to balance that with property level considerations, quantitative considerations like getting the best tenants.

Workforce housing that is inexpensive will be the last to be effected by increasing vacancies