If the answer is yes to both questions, I can almost guarantee the 20-25% equity your appraisals suggest you created will never be realized and is merely paper equity.

im new to this just bought first duplex and am house hacking. been keeping up w bigger pockets and before that dustin heiner' podcast. being green, even i know that you never buy/acquire negative cashflow. thats just dumping money down the toilet. second, every real estate guru will tell you never bank on appreciation. thats gambling. home prices are at an all time high, if nything you bank on your property depreciating some and then returning to purchase price HOPEFULLY. you imagine your worst scenarios, lowest rents, longest imaginable time of vacancy, most drastic uncovered repair/situation, over estimate expenses. create your buffers. if the numbers still work then, then you buy. if the numbers work and you casah flow $250+/month i say go for it. it hard to get above that without significant down payments or finding a rare steal. at this time i think best value and only way to guarantee any kind of appreciation is to buy low and rehab. 

Is it debt way above the 5-6% you can get guaranteed from the bank?

Given your experience and strong financials, you have some solid options:Commercial or Portfolio Loan: These are tailored for investors and can help you avoid personal guarantees, especially since you have an LLC.BRRRR Loan (Buy, Rehab, Rent, Refinance, Repeat): Some lenders offer BRRRR-specific loans with funding for purchase and rehab, allowing you to refinance based on the new ARV once stabilized.HELOC or Cash-Out Refi on Current Rentals: Tap into the equity on your single-family rentals to secure funding for the 4-plex purchase and rehab without high origination fees.Each has pros depending on your cash flow goals and timeline.

Every local bank does dscr loans, 20yr term, with 3 or 5 yr rate reset, you might be able to get 25yr term but all will require personal guarantee to start and 3 yr historical financials.

But... you made so many mistakes:(1) No Personal Guarantee: try getting a loan of credit card for an LLC.

If you rent your home in California, it seems likely, (although not guaranteed) that both your rents and the value of your property will increase more rapidly in comparison with a lower-income / lower cost-of-living state. 

However, appreciation is never guaranteed, so you’d need to consider how much risk you’re comfortable taking.Pros:Potential to cash in on appreciation in the future.Flexibility between STR and LTR depending on market conditions.Cons:Requires holding costs and maintenance during the interim.No guarantees of appreciation.4.

Meeting the requirements one year doesn’t guarantee qualification in future years, especially if your level of involvement changes. 

Without it, there's no guaranteed legal status, which could lead to being forced to leave the U.S. and potentially manage property from abroad—a complex and often costly endeavor.Real Estate Ownership and Rentals as a Non-Resident: If you do decide to purchase property and then move abroad, you can keep it as an investment, but it requires navigating tax regulations specific to non-resident foreign property owners.