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.  

Know any body that can inspect the properties for my out there ???

So no, I don't think the body will care to do anything for any 1 part, unless it's for the greater benefit of the body.

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.

We need a place that will chill our Wyoming bones in the winter months (most likely December - March).WATER: it could be a beach house (sunsets are a favorite) but would consider lakes, canals, or other bodies of water for canoes, paddle boards, swimming, sunsets, etc.WALK: It must be good for long walks with our dogs and friends.

Can any body tell me where and how they find investment properties in Houston.

I have seen a lot of terrible things, methlabs, police cordons of places where there are bodies lying in the street (not just around Obamas house *wink*).

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

(most of them) That every body that calls my bandit signs doesnt really have a deal...that i will spend way more than I like on education, advertising and mistakes than I care to admit...but I digress.