I'd highly recommend attending some local reia meetings.

I think it's more about the people honestly - if I decide that I'm going that route than I'd narrow it down to 4 or 5 cities and I'd try to meet some agents and property management companies from there. 

Can anyone recommend a HELOC lender for a SFH investment property in Los Angeles, CA?

It’s not always pleasant but you have your expenses on the property too, right? 

Finding a property with the appropriate layout is challenging and expensive.

In your contract with your agent, you can say that you are not willing to pay above the offered commission or agree to a minimum and have your agent let you know if a home is not meeting that minimum.

I'd love to meet him, he really does seem like just a great person. 

Are they doing everything possible to expose properties to the broadest possible market?

You need to buy the right property. 

First, all properties that appreciate the appreciation is based on the property value, not the equity.