However, availability remains tight, with a record-low vacancy rate of 4.5%.Retail move-ins reached 86.3 million square feet, while move-outs balanced the market at 86 million square feet.

., parts of the Midwest or Southeast) offer higher yields but lower appreciation.A strategy could be to diversify: Sell your high-appreciation property in LA, then invest in a few smaller, higher cash-flow properties in secondary markets to balance both cash flow and growth.If you'd like help analyzing financing options or structuring a 1031 exchange for a new property, I’d be happy to assist! 

So many answers some down to "it depends" and "will it cash flow" is at or near the top of that list.This won't help your cash flow, but may help other parts of your balance sheet.  

I'm thinking about using a HELOC to acquire the property and then refinance to pay back the balance.

The goals you have and why you’re investing will keep you focused on the best strategy for you to build a balanced portfolio. 

Using a 1031 exchange to capitalize on better opportunities is a great strategy.Your point about avoiding over-leverage is particularly eye-opening—it's a reminder of how critical it is to balance leverage carefully.

Some lenders allow you to go up to 90% combined loan to value meaning whatever your balance on your first mortgage is plus the equity loan can go up to 90% of your homes value.

Sellers need to be mindful of the time value of money, using realistic interest rates and structuring the deal to protect their position, whether through securing a first-position lien or obtaining a personal guarantee from the buyer.In the end, seller financing can be a win-win, but it requires a balance.

What do you suggest is the best entity classification to choose from for a new, up-in-coming business owner to get the best balance between liability protection and tax advantages? 

Buy & hold investors may consider lower cost areas like Aurora, Joliet, SW Chicago, and others to get a balance of cash flow while still investing in a decent area.