Since I tend to deal with basket cases I can usually safely assume that we are looking at all new flooring, for example, so on 1000sf I might mentally note $4-5k for flooring, and then adjust that after I walk the property - maybe all the HW can be refinished, or maybe there's a room or two that needs a subfloor/joist repair before we even get to the finished floor.

Maybe try and adjust the terms

HELOC, you should be good.As for the personal benefits, it depends on the totality of your situation, how much REI income you'd be missing out on as a consequence of the new job versus how much the new job will bring in after adjusting for paying out of pocket for benefits, etc.

I'm not an agent or an underwriter, so take this with a grain of salt (I'm an adjuster, other side of the insurance business).

It will allow us to scale while keeping most of our own money in our own pocket.Right now it's looking like we will have to adjust our numbers with less favorable than expected loan terms (higher rate, lower LTV) but we will see. 

Everyone's market is different, I like appreciation, but I have to work with what my market will give me so I have to adjust or quit.

Know what works for you and make adjustments as necessary.When adding a designer, factor in about 15-20% of your budget to pay them for their services.

You can try to get a Legal Non-Conforming Use Certificate (LNCU) but it's expensive, very labor intensive, and you still may not even be approved.  

Still may require some adjusting to them as you have it.Good luck though and good thinking outside the box (Just make sure you can in your area legally)Not legal advice blah blah

There's talks of a tram from the valley into LA city too which may even out the market here just a bit, but it may not have a huge impact.I took a look at the article that you posted on owning a primary residence, it makes some good points but there are a few points that I would make adjustments to.