I'm sure some local banks will do higher especially with a strong relationship but don't think I will fall into that category.

Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

Connect with local mortgage brokers to help you out.

I think one of my projects will get some local spotlights but wondering what the criteria for is getting OMG category.

You’re absolutely right—LA is a tough but opportunity-rich market, and I’m putting in the groundwork to make the most of it.While I’m starting local in LA, my focus is expanding across California, Nevada, Arizona, Oregon, and Washington.

Ensure the sublease is explicitly permitted in a written agreement with your friend and aligns with local STR laws.

In Pittsburgh, where I live and operate, this would be a two to three-month process in front of almost all out local district magistrates.

I completed an internship in commercial real estate, and I also attended a couple of local REIA meetings/networking events before moving to Northern VA.I was able to narrow down potential strategies, and I figured both BRRR as well as wholesaling don't seem to be the best strategies for me.

How are values changing compared to the rest of the local market? 

I would outline your scenario to a few local mortgage brokers - with everything you've said this seems like a pretty easy deal.