We worked with a lawyer over there who is a US ex-pat who created and registered a local LLC for us, which owns our properties.

Honestly I never know precisely, as I'm constantly buying and selling, and frankly I neither know or care.

If you don't care about income and are more of a capital gain kind of guy, prices are already high (as you noticed) and there's plenty of land available to buy so I'm not sure how much is left in the tank.

Would a cash out refi be under commercial terms since the property(s) are under LLC?

Hey BP family, I'm currently trying to help out a family in need from having to foreclose on there property by taking over subject to, it has a high interest rate although the entry is around 20k I want to wholesale this ultimately Is it possible for me, to disregard my initial assignment fee to get a buyer asap and add a 2nd lien on the property as my fee? 

Insurance right now is wild, so I'd get a solid broker on your team - I'd be happy to share my contact if that would help.Also, aren't most of the existing insurances shared on the OMs for the properties? 

Higher-quality areas attract tenants who are more reliable and tend to take better care of the property.

The tenant who occupies the property pays the rent.

Can anyone recommend a HELOC lender for a SFH investment property in Los Angeles, CA?

That would take the pressure off Tenant A and let Tenant B know you care.