The information I am looking for would be the standard points an investor might want to know, including average home prices, median income, crime rates, real estate forecasts etc. 

You need to do the math carefully and make sure it cash flows under that new loan (70%ARV) at your new rate.  

The HEI/HEA is not feasible because of the percentages most companies are wanting to take (some are over 50% of the appreciation from the date of the HEA).The biggest question is that we'd be losing our 2.875% rate, which will be paid off in 15 yrs.

Strategies might also include, get the seller to buy down your rate, find a less expensive property, analyze more properties, look out of the LA area, or even out of state.

I'm leaning towards traditional lending withh the new home builder because they're offering 5.5-5.99% interest rate. 

They average to about $60-70/mo of expense that I would not have had, assuming a market rate tenant would have stayed the same period of time.

Is today's market and interest rates worth me utilizing an FHA loan for what some people have referred to as "house hacking" and beginning an investor path that way?

Is it better to do a smaller down payment compared to 20% to save on interest rates and then take a lump sum to recast the mortgage?

In fact, I would be extremely interested to know what the conversion rate is of this criteria.

Make sure to compare the costs and benefits of using your HELOC versus keeping it as a reserve for unexpected expenses.Market Conditions: Research the Dallas and suburb markets to understand demand, rental rates, and appreciation potential for both 4-plexes and duplexes.