(ICF Global Coaching Study (2019): Rates and trends for coaching in high-net-worth areas.)

Look around in your neighborhood since you know it the best.

I wish you all the best in your investing journey!

https://up.codes/viewer/california/ca-building-code-2022/cha... 

With supply constraints and dropping interest rates, more activity will increase demand for this type of property. 

A Heloc is a open end mortgage like a credit card so its an additional trade line on credit, cannto never be used as an Asset, PITI reserve, and its a DTI killer in most cases.A heloc is also usually set up on a shorter term versus a mortgage, carries a Higher interest rate, and most carry a interest only with a prepayment penalty.

Use this rating and classification system I have created over time to get an idea of the "Class" for the area - A class B class & so onHere is my rating & classification for each livability score.80 and above A+78/79 A76/77 A-74/75 B+72/73 B70/71 B-68/69 C+66/67 C64/65 C-60/63 D59 and below F

Unfortunately, it seems like the state of Texas forbids HELOC's on investment properties and I am reluctant to do a cash out refi (or sell the properties) as my current hard money rates on these properties are between 4.5%-6%.

CA is a very difficult state to be a landlord in and there is a high likelihood that the PM was doing there best to save you from the headache of CA laws. 

That will help you move forward in the path that best fits your needs and not waste your time pursuing strategies that sound great, but not work for you.