What part of (or zip code within) LA County are you looking in?

It might make more sense to just keep the rate, rent it out, save $30-35k, increase your income through a promotion or find another field and work for 2 years or more,  and buy another primary with a conventional loan. 

After that you'll want to see what sub-market/zip code might make sense given the relative rent/price ratios.

If he is so confident then he should show his results instead of promoting it without making his own commitment.  

Meanwhile he has gone so far as to update his profile page background to promote  a 3 day wealth summit.

Modern codes might require 5 in a room like that.

zip code 15132. near myer park

They're not going to add much cost to the permit and you want to make sure everything you do is up to code.

To piggyback on Jay's point, generally speaking I think the kind of personalities that are really good at real estate are the opposite of the kind of personalities that are really good at self promotion and presenting. 

I”m sure the ROW agent is evaluated/promoted on how much he can get done for the city at the lowest cost.