In this situation I would use the FHA, put 3.5% down and using the remaining money to either rehab the other side (to raise rent) or get another property.

They should also be willing to provide proof of funds.  

A genuine question is raised as to the authenticity of the original; or2.

Some folks are raised like animals and continue that thinking into adulthood .

So for my first potential I am thinking about refinancing my primary residence just NW Atlanta so that we can have the down payment on a slightly bigger home as well as pay some debt off and establish an emergency fund.

We were now a contemporary, but the appraiser refused to analyze it that way - in spite of the stone cold facts in front of him.I triggered a Tidewater challenge and got him to raise his value by $15,000. 

I see any whiff of those guys I wont fund it and just ignore.. just reminds me of slimmy used car tactics. 

Most HELOC's interest-rate is tied to prime and will fluctuate when the Fed raises rates. 

You could do well as a private lender with those funds.

I also find that many landlords are happy to rent to strong long term renters at a set rate and are reluctant to raise rents as fast as appreciation (often requiring new renters as the old ones cannot afford the new rent rates).