High 6s to mid 7s is more realistic for the most common deals (70%+ LTV).Also, the FFR doesnt really directly impact mortgage rates.

Starting out, it’s common for new investors to own rentals personally to access better loan terms.You will most likely have to buy it in your personal name and move to LLC later.This post does not create a CPA-Client relationship.

the issue is that HELOC money is expensive money. 

Within each of these loan types and structures, you'll find commonalities and similar bases, but only conforming and govvy loans will have the exact same rulesets universally. 

LOne common strategy is doing a cash-out refinance on one of your rental properties to tap into the equity.

This is a common mistake so many people make is not having enough dishware and flatware to accommodate a full load of people.

I will give you the common-sense answer below, but this is California, where common sense doesn't exist.A mandatory evacuation is outside of your control, so you shouldn't suffer financially because of it.

It's super frustrating when you work with investors every day, and the common refrain is I want to buy a passive turnkey property, but it must cash flow.

I don't expect to know everything by then, but I hope to develop a basic strategy that prevents me from making the most common and costly mistakes that a newbie can make.

I recognize there are other ways I could invest this cash (including another property) but I am being mindful of levering myself out too much in the current environment where job losses are more common in my industry (tech).