At least that avoids the banks closing costs right now.

For the LTR outside CA, forming an LLC in the state where the property is located can reduce administrative costs and avoid double franchise taxes in California.

I'm wondering what people's best experiences with low flow are, reliability, durability, best brands, savings seen, and if I should avoid the extreme low gpf toilets for water savings (0.6-0.8 gpf).

Besides putting together the best SOW using accurate/actual quotes as @Peter Mckernan and @Alan Asriants commented above, another key aspect is tracking expenses (bookkeeping) and monitoring the budget throughout the project. 

I want to avoid falling into a mindset of thinking we can't afford to invest because of the needs in front of us.

Before buying or renting in an unfamiliar neighborhood, you should check the following two sites: SpotCrime, AreaVibes,These sites provide valuable information, including Livability Scores, which cover aspects such as crime rates, employment, health, housing, schools, shopping, and more.well, anything can happen anywhere.

I’ve handled almost every aspect of renovations myself—plumbing, tiling, painting, drywall, and general construction.

If you can avoid asbestos, lead, and old mechanicals you can get a great property. 

Try to avoid areas that seem risky.

For example, if you have $130K in equity, you might get $100K-$110K available in a HELOC.Look for a fixed-rate option for the HELOC to avoid rising rates.