Looking for advice, or possibly modeling tools, to guide me in a financing decision. I'm still doing research but am looking to start acquiring MFR's for passive cashflow. I have a sum of cash that I'm willing to use as down payment, but also have equity in my home that I could utilize for the right deal. Here's my question:

If I try using a HELOC I'll get capped at 80% LTV (assuming they're even possible right now?) which will offer about $35K additional cash. If I sell my house I can grab all $85K and purchase again with 0 down (plus costs) on another VA loan. My DTI would suffer as a result though.

I suppose I could also refi my home under a traditional, rent it, and possibly purchase a VA?  Any suggestions or resources to weigh my options would be much appreciated!