@Jonathan TaylorHere're some CA accountants who are well respected on this forum: @Jana Cain, @Matt Ward, @Brian Schmelzlen.Neither one of them is in LA, but being local is not needed these days, thanks to technology.

I'm just not to familiar with all of the zoning conditions and the difficulty of getting these variances. 

Many companies offer technology and training to help you crush it with investor clients!

https://nestegg.rent/ is an online and app rescource for property owners that uses AI technology and other technologies to provide superior service at little to no cost.

The new property would be an investment used for rentals and such.However, I am having difficulty with the decision to do a HELOC or consider something else.

Any surprise costs or difficulties I might counter during the process?

(and the sub section on REAL ESTATE MARKETING TOOLS & TECHNOLOGY TAXES & ACCOUNTING LEGAL TEAM)One way or another you will pay your "real estate tuition" - either in time, effort or money.

I've heard there are difficulties when doing it from within an LLC, but I also know there is more liability outside of one. 

I've heard there are difficulties when doing it from within an LLC, but I also know there is more liability outside of one.So basically, I'd love to hear your input on benefits and downfalls of doing it either way and get some advice!

My Partner and I are just starting to get whole sale deals and we are having difficulty locating contracts.