I am hoping to roll these two into one loan and reduce my monthly payment/ interest rate on the HELOC as I will be having the debt long term.I also currently own a 11 spot RV Park which I own all 11 units and is currently generating $10,375/month in rent.

The strategy involves using the HELOC for a flip to generate fast cash, reinvesting profits into long-term rentals, or exploring alternative ventures like short-term rentals or partnerships.

The LLC will not have any employees and won’t conduct business or generate income in CA.

The problem is the HOA doesn't allow VRBO rentals, only year long leases so I wasn't able to generate cash with this property.

You may also be able to turn the property into a syndication and generate extra cash by listing it on a platform like lofty.ai

@Eugene Lubman Selling the property to your parents allows them to generate passive income while enabling you to perform a 1031 exchange to defer capital gains taxes.

They’ll take the design plans and generate them easily. 

While an SDIRA will have UBIT on leveraged real estate, a solo 401k is exempt from UDFI (unrelated debt finance income) generated UBIT.

If their credit history is sufficiently long to generate a reasonable score for them then the credit score tells you the answer! 

No auto-generated financial reporting, but owners can generate their own reports through their portals.