So you then want your entity protections (LLC's) to be put in place to be the next line of defense.

There are lots of lenders that do these so I would just make sure you aren't paying a ton of points and that the fees are in line with other lenders.

My fear with doing the latter is the fact that a HELOC is looked at like any other revolving line of credit and that would badly impact my DTI...any thoughts?

I'd love to have already jumped on an investment property, but I still have some things to get in line before I feel like I'm financially prepared to.

Somewhere down the line, I'll be looking at flipping, buying and holding and possibly wholesaling.

In CA HOA's can be through the roof and really cut into your bottom line. 

Since the 11th of September, we have been without running water to due our neighbor chopping down trees and it falling on our water tank/line and busting it (we have spring water if that counts for anything).

Do you have a business line of credit by chance? 

There should be a main meter under a lid where the main water line comes in.

Down the line you may be able to HELOC, cashout refi, or 1031 exchange.