Improved energy efficiency with new windows and mini split heat pump and took advantage of the tax credits for creating energy efficient rentals.

Hello MelissaYou mentioned it twice your credit could use some work.

I'm in San Diego, CA and my primary home has built quite a lot of equity. 3 years ago I took out a HELOC to pay off some credit cards, my student loan and some small house projects.

A HELOC by definition is a Home equity line of credit. 

You could also benefit from attending local meetups as that's a way to brush shoulders with multiple investors at the same time. 

As you probably know, one of the biggest benefits of owner-occupied financing is the much lower down payment requirement. 

In case helpful, more details on DSCR loans: DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

Personally, I prefer strategy A because a major benefit of investing in real estate is control and you have more of that with that strategy.

We both have W2 jobs and great credit. 

Our primary residence has a lot of equity, we have great W2 incomes, and >800 credit scores.