I found the answer to my questions here:http://www.dca.ca.gov/publications/landlordbook/catenant.pdf

I love that my tenant is the government.

@Wagner Alcivar, if your girlfriend will be occupying the property with you, then, you should have no problem but not as a non-occupying co-borrower.

I am new to the forum, but have searched it and could not find an answer to my question.Trying to buy a few condos for a cash flow where I would pay cash for them and refinance to get 80% off the table.A few condos that I have seen a non FHA approved.

Is ANYONE doing non-owner occupied HELOC's in Los Angeles or am I chasing my tail?

It sounds like you are thinking of buying in non-local markets to where you live?

But this is a totally public site and in todays world we are only 1 google search away for anyone looking for us.

And if you decide to move forward, make sure they pay for the background / credit check fees, and clearly state that it's non-refundable whether they pass or fail. 

We create the LLC's in states that have non-piercing laws so that its more difficult to get to our personal assets. 

Putting 10 properties into a blanket loan doesn't have any effect on the number of mortgaged properties.30 year fixed rate loans at low rates exist because of government policies.