Having owned property in rockford its not a great appreciation area so getting a HELOC will probably take 5-10 years based on loan pay down and maybe some slight appreciation.

You probably know the below info but you might not and it may give insight to others who come across this info in the future so ill post it.What are the lists you currently have?

So I dont think I can say No here, or can I since we are married in a community property state?

Please - do this today: Send her a Notice To Quit for Non-Payment of Rent; you will need to send this to her via USPS with proof of delivery required so you can use it in any legal proceeding.

Cash flow is difficult here in California, and so I'm looking for opportunities that have strong appreciation and long-term growth opportunities with strong tenant bases to complement my long-term investment strategy.I appreciate any insight and stories.

I also want to learn about other types of investment besides real estate so if you have any suggestions let me know. 

Cash flow is a function of LTV, so this is where it gets murky.  

Savings: Hold the deposit here so it's separate from operating funds.

So why would you pay what they paid then? 

If so, can I do this with a conventional mortgage?