Is that a realistic expectation on future rents? 

You could take a dated picture of your future property on the first and use it to protest in May.

I think if you were as good of a tenant as you say, if you can get your landlord to write a letter attesting to that fact, it can't hurt and can only help with future potential landlords. 

The only logic of the Heloc I was thinking was that I'd still have access to it as it was paid down for future improvements or usage towards another property.

@Michael MOwadWelcome to BP, and congratulations on making the decision to invest in your future via real estate.I have written a few blog posts that may help you get started here on BP, and with your investing.

We are looking to make a move out of California in the near future and I'm looking for some advise on long term investing strategies out of state. 

I took a few more days to think about it and came to the same conclusion as you and have decided to instead take the extra payments I was going to make and put it towards future investments.

And with the roof being 5 years old I feel good about limited capex in the near future. 

I value all relationships and connections so you’ll be hearing from me in the near future

I've got plenty of room in the house and already had longer term plans to rent out some rooms in the near future anyway.