If you vet your buyers correctly, you would then market for homes that fit the buyers criteria so that you know they are ready to pull the trigger on those exact home(s) and price they were looking for. 

At least in Illinois, the HELOC will not trigger a tax raise.

I’m looking at two FSBOs right now and may pull the trigger before the weekend ends.   

While I have not pull the trigger to invest more in CA, I am interested to learning more about out of state investing.I looked up areas like Michigan, Austin TX, Joplin, MO and I dont think they are worth investing since the ROI is about the same (probably a little better than what I got in Sacramento).Anyone can chime in "Why should I invest out of state?".

We’re getting really close to pulling the trigger on our first place and I’m really excited!

Here are a few options:1)HELOC for repairs and flip it for profit2)HELOC for more rentals and hold current to pay off HELOC3)Seller finance to reduce tax obligation and receive. a large enough initial downpayment from buyer to use FHA for a primary4) Hold and use cashflow with the specific intent to invest all residual income5) Sell and take "Capital Gains" hit but purchase another property to help offset it6) Transfer deed to an LLC to remove it from Grandma's name (this opens another door of possibilities but may trigger tax increase due to transfer of ownership)I can go on, and others with different approaches can add to this list as well.

For a prior basement reno, the permit office used the installation of a stove/oven as the trigger for 2-unit zoning. 

I can't tell if even asking them for advice would trigger a premium increase.

Usually that triggers the property to show as new/changed in the MLS portal.

Check with an attorney, moving a home or investment property into a trust or LLC doesn't typically trigger a due on sale as your name is still on the loan.