According to the US census data Los Angeles, CA county population declined 3.5% in the last few years as you can see here:(Data from April 2020 - July 2023).But Real Estate prices went up in that period 25% according to Zillow (From $665,868 to $834,772).Rents went up 18% (From $2,380 to $2,827).How that can be?

Period.5.

. - A $300k HELOC on the second home, at prime + 3% with a 20 year draw period.  

The 3xs monthly rent rule is an outdated calculation from a time period where income to living expenses evened out.

2nd questions; I Just got pre approved for a non QM product: 20% down, 8.25% interest rate, 12 month pre payment penalty period, 2 points, and Conforming Conventional product: 25% down payment, 8% interest rate, no pre payment penalty, 1 point fee. 2-4 unit in Ohio.

As a follow up, is 12 months the minimum owner-occupancy period prior to a refi and change of primary residence?

I've been doing 3-6 "trial leases" for new tenants and they can extend after; however, I have a W2 sales job that takes a lot of my time.

Is the holding period calculated from the purchase date to the sale date?

If you are just wanting someone to go and check on your property periodically for walk throughs I would try and find an agent that is close to the location of the property. 

. $111 per month savings or $6,660 over the term of the pre pay and it would cost you a little over $5k upfront... so if you keep the loan through the prepay period you profit $1,000 bucksif you keep it the full term it's a savings of around ~$35,000Most DSCR Lenders dont allow rate significant rate buydowns these guys do (Lowest I can go down to 5.999% but that's paying 6 points total) and we're correspondents with them so it would close Lightning Fast...a couple more, this is kind of fun...Lender 4: Ooooh, interesting...L4 - Option 1: 7% with 2 Upfront BUT...