It sounds like you’ve been investing for a while. 

Hi, I just moved to San Diego and started real estate investing last year.

Assuming you go the HELOC route, another option to reduce your costs assuming you have decent credit is to look at credit card balance transfer promotions.Back in 2003-2004 I had HELOCs on my investment properties and interest rates were increasing.

I still think it is a good area to invest in despite the increases in cost.  

The fact that you moved from your primary residence three months after purchasing may seem a bit strange to your current lender, especially with you potentially having it classified as an investment property in the same calendar year.

Usually if you have several accounts and investments with 1 bank they will provide you with low to no lender fees and the better rate.The main issue here is that there is a lot of time/effort spent looking at your financials and documents to make sure there are no discrepancies, qualifying you, and sending Pre-Approval Letters, for you to just go with another lender that is offering you the better rate/fees.

It sounds like you have a great background for investing as well as assisting other real estate investors in buying suitable real estate. 

Most investors who take this route are not short-term investors and do not enter the investment with a timeline for sale. 

Investment Info:Mobile home buy & hold investment.

now, if you want to buy an STR as an investment, and you NEED the income to support it, that's totally different...