I’d just like this post to spark up a respectful and constructive debate for each side, weighing the pros and cons of each.  

Im debating if I want to keep this property and take out a home equity loan to buy my second property or sell and start working with apartment complexes (ideally at least 15 units somewhere not in California). 

I want to buy more rentals and I am debating on either keep it and buy another rental or sell it with a 1031 exchange in place and reinvest that equity in 2-3 rentals.

This brings up a whole new debate and leads into the conversation of utilizing a 15-year mortgage vs. a 30-year mortgage.

Or are you debating whether to push for the FHA but run into the challenges that loan type may impose?

I was not able to qualify for the loan on my own and debated having her cosign with me.

The difference between 2nd and 3rd is debatable.

Another wrinkle is that I was debating whether it'd be a good idea to get a HELOC on our house as another source of capital, but would that also be factored into my DTI?

While there may be some policy issues worth debating surrounding incentivizing affordable housing development, and L&I is a total nightmare, these are two completely separate things.

I'm debating with myself whether I should buy a piece of AG land and build with whatever I want (possibly expand it later for some rental income) or getting a typical 3/2 house near a city.