I believe that the HELOC has significantly lower closing costs that a full refinance with many lenders.

Are you deliberately buying negatively cash flowing property in in order to try and lower your taxable income? 

I wouldn't want to tie up 200K long though, and I would just end up flipping, so that why I feel like all cash is better unless the down payment is lower.

If prices soften and interest rates rise, your payment on the same asset could conceivably be higher even at a lower price.

I had a conversation with him about wanting to be aggressive with submitting lower offers, and in doing so, buy more properties.

Hi I am looking at a home in a flooded area that is selling for asking price 150k (can probably go a tad lower)  tax appraised value was around 300kish ( I know since it has been flooded the value is more like 80% of that number).I have about 50-60k and will get the rest for purchase and repairs from family.I really do not know how much repairs would cost but It can get pricey I am sure .

SEO is essentially a bit time consuming but lower cost.

That will allow me and others to buy at lower prices and still be ok on our current holdings.

If I can refi into one loan I can essentially lower my mortgage payment by about $400.

Prices are lower there, I believe in the $300ks, and rents in Inglewood are going up.