Usually HELOCs are for short term purposes so it would make sense if you can generate enough STR income to pay off relatively quickly

You will always be left to defend it or negotitate it no matter how ridiculouos, so don't cut yourself short by not having the correct professional sign off on your projects. 

Given California's tenant-friendly laws, you'd probably be better off hiring a PMC to help you find & screen roommates. 

If you are still not finding what you are looking for, you may have to begin researching how to find off-market deals.Don’t forget that BP has its own marketplace where you just might find what you’re looking for. 

Stay humble and work your tail off at your job so you can turn that 110K into 130, then 160, then 200 ASAP.

Get that interest income plus have them tie your deposit up and have them knock a percentage point off your loan.  

The earlier you start in your RE journey, the better off you will be in the future.

I would meet with 3 reputable contractors off of google

I would hold off on making any final decisions on the divorce until you can determine if you can assume the loan. 

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.