There are many other things to consider when doing a HELOC vs cash out refi as you will not be getting a fat check deposited into your account tax free. 

There's no fat to trim.  

I'd love to see an extremely lean government without all the "fat".

Your problem is that you live in CA so you're going to get a big fat bill from the FTB each year, so it depends on your income and risk tolerance as to what makes sense for you.

Once I hit my target rental number, I'll pay off all the mortgages and get fat.  

When the adjuster went in he said it was the worst he had seen in his 12 years. and I got a big fat check..

I found a 12 unit that I am interested in, but am unsure about running it myself, so I contacted 5 local firms by email, 2 of the big local names included...only one response, and it turns out he's a BP member.Lotsa fat wallets out there...RE must be the place to be, there's so much money coming in that there's no need to answer emails or call anyone back...hmph...

I'm in escrow on a REO that initially requested (and received) Cash Offers onlyDeal directly with the Listing AgentPut a fat deposit downBeat the Cash Offer by a meaningful amountBe willing to release Financing/Inspection contingencies on a short time-frameBe ready with proof of funds, credit, pre-approvals etcWork with a lender who you know can performSay on top of third party timelines (ordering an appraisal, Prelim, getting loan approval, etc)

so correction/stablization good thing.. big ole fat crash I dont see it. and if prices start to drop investors will stop the loss much quicker than what happened in 08 to 2011 is my thought ???

HELOC funds can make it a cash purchase, or those HELOC funds can be a big fat 25% down payment paired with a traditional mortgage for 75%.