Now, I would actually do the full analysis getting the numbers as accurate as possible before you decide to make an offer and were not 100% certain this would cash flow. 100 bucks is a tight margin

In response, some Angelenos have started spending big bucks to invest in unique styles they like.

Instead having of ABCLanlords at yahoo.com for like 12 bucks a month you can get joe at abcLandlords.com. 

850k for four unit seems steep for me even in a place like carmichael, I think you can get more bang for your buck in areas such as @Joe Bertolino mentioned 

Making the big bucks isn’t my focus right now.

Two of the common areas of concern for HELOCs I see out there is the 10 year maturity date and the adjustable rate.

@Zach Kuhns about 75-100 bucks a month difference and you plan to refi in a year?

If you are making a few hundred bucks a month, I would recommend setting up a HELOC and using a home line of credit for your down payment / for reserve funds if you need them. 

I'm yet to see the final worksheet, so they better come thru on that $2k lol i'd do a quick cost/benefit amortization schedule of current loan vs new loan + closing costs. you'll be pushing your maturity out (i assume you're thinking another 30 yr fixed), so factor that in as well. shop around and see if maybe you can score some closing costs credits to make this refi as cheap as possible. refi only the balance and secure the heloc against the property value, that way you're not paying for cash you don't use. imho, of course. 

It is 20-30 hours a week at less than 10 bucks an hour in this location but it is W2 income.