Many of these lenders allowing 2nds behind them are more expensive capital (10's - 13's in our current market [high rates - but now showing signs of coming down]).

As-is cap rate of 7.5% in my market (kc) would be pretty awesome to buy. 

Across the remaining portfolio, I have a really good amount of equity which I can tap into based on opportunities but need to finish cleaning up my personal debt prior to going that route to get best rates etc.

Our first year out was crazy good renting for $3300 when market rate was around $2100, but by mid 2023 and 2024 it felt harder.

One I know is based in LA as that's a huge market of course..

Higher inflation equals higher interest rates. 

What kind of rate should I be able to get right now?

The rule is based on if it's "within the primary dwelling unit" of the taxpayer or not. 

If so what are the interest rates on those debts?

Not a full fledged house hack, but enough to take the sting out of the rate we got.Not all of Citrus Heights is the same, but the area near Fair Oaks/Orangevale/Carmichael has a good balance of price and quality.