That creates a really nice price / rent ratio which is favorable for investors looking for cash flow.

I don't know what his properties rent for yet but lets assume equal rent to my property.

I’ve had a great experience with Brian Hartsell at key properties for my vegas properties. 

Can anyone recommend a HELOC lender for a SFH investment property in Los Angeles, CA?

I would reinvest in a another property and use a 1031 exchange to detour taxes.   

I just wrote an offer for full asking price at 30 day close, with a contingency to extent at BUYERS choice for 30 more days if I don't get an favorable response on the electricity install costs.

Odd's would be far mor ein your favor if you just bought lotto tickets. 

I have little confidence in turnkey providers, deals are already hard to come by, if they take another 20% cut before.. much better to buy a property from an owner that is in good condition.

Would a property with 4 bed or 5 bedroom would have a better cash flow ? 

I generally try to put my October through January lease starts on 18 month initial terms to better align with more favorable leasing periods when the units come back to market.