We have lots of wholesalers so I'd recommend getting on their lists to add to the number of investment opportunities that are coming across your plate. 

@Philip Anderson I'd recommend checking out @Baird King's meetup in Santa Barbara and @Kevin Aranha's in Ventura. 

I see there are some recommended companies on here.

Still open to any PM recommendations if anyone has any.Hi Natalie, I was only using Icon for leasing purposes after they started up, but for the last few years I've been leasing and managing my own properties. 

With $20K to work with and a being new to US real estate I would recommend partnering with someone local.

What strategies do you recommend for securing hard money loans for spec builds?

Sellers do not recommend appraisers.

Separately from all of that - I recommend reviewing your lease up procedures to improve verification of signing tenants and their agreement and aware of terms and conditions. 

Any suggestions or recommendations out there for best rate HELOC (not 2nd mortgage).  

Others have little/no experience and will give you bad advice that takes you down the wrong path.I recommend you focus on educating yourself while saving more money.