As of now, HELOC rates typically range from 5% to 7%, but it's essential to check with multiple lenders to get the most accurate and competitive rates.Joshua Christensen - I totally agree with these points as well. 

Depending on what advisor you speak with you will get opinions ranging from 1 to 2 years for holding purposes.  

I don't know much about the Peninsula or South Bay but I have seen some deals in the East Bay in the high $600,000s to $700,000 range.

I have worked in sales for several years, and am used to this, but it still frustrates me at times.Set your offer range and stick with it!

@Ben Russell- thanks ..ARM rates are definitely higher / worse than fixed rate options  ( especially on invst properties ) ...Use the  30 yr fixed option and make sure you have the delayed financing aspect figured out ....no way you will be able to get mid  6% range at this time 

The top dialers are going to be in the same price range, batchdialer, mojo, readymode etc.

Definitely doable in that price range. 

I meant I have heard east cobb is the desirable area but since 30064 is within the city limit,  I wanted to check if it's a good/decent area to buy a new townhome in 400k range.

The majority of US homeowners (purchased or owned before 2023) have very low mortgage rates in the 3%+/- range.

In my local market, I can still find cash flowing properties in that price range, approx. 100-200 per SFH.