I actually have done personally exactly what you're describing - HELOC on primary residence, use that to purchase new primary, move into new primary and rent the previous home(4 times in 5 years).

These sellers typically want a fast sale to move on with their lives and avoid ongoing conflicts.Relocating SellersPeople who need to relocate for a new job, military deployment, or other personal reasons often seek a quick sale to avoid the burden of managing a long-distance property.Inherited PropertiesHeirs who inherit a property they don't want to maintain or manage may be eager to sell quickly.

That's how I personally invest nowadays.

Quote from @Chris Seveney: Personally if you have one mortgage already that is negative cashflow I would be hesitant to buy rright now, especially in canada where from reports their housing situation for pricing is far worse than the US on affordability and just like US, people think prices can only go in one direction but reality is they are moving in the opposite direction."

I personally believe that landlords can be great change agents in a community.  

House hacking is how I personally got started with real estate investing and how I help the majority of my clients get their foot in the door.

I'm looking for ready to assemble (RTA) that do not have any particle board or OSB.Found RTACabinets.com which seems interesting but I'd like to look at some in person if possible, maybe even LA County.Current quote from HD (Home Depot) for their ready made in inventory cabinets is $2600, those are particle board low grade cabinets.I'm going to bet Kevin Fox replies in this thread.

Then go and get a good umbrella policy personally. 

@Tracy ScottScour the HOA docs for wording involving occupancy such as, "not more than three (3) persons not related by blood or marriage living and cooking together as a single housekeeping unit."

Really making sure that you stay on top of that person (contractor, you, architect) on the ball by following up with the city to get that permits done in a timely fashion.