Will we have any trouble refinancing the house if the LLC is on the title as opposed to one of the two of us?

While I'm not opposed to your idea, the popular meeting in the area is the Action Investors Network monthly meeting at the Century House in Latham. 

Their focus will be on function, though, as opposed to form.

Have a plan and talking points for what you can bring to the table and why he should sell/partner with you opposed to the other folks that may have been trying to contact him. 

Could you technically have the best of both worlds by having the LLC on the Trust as opposed to the personal name?

If you plan on using traditional financing to purchase the property, for example a bank loan closing in the typical 45-60 days I hear, as opposed to paying cash and closing quickly then you could put yourself in the position of paying retail prices and facing lots of competition.

I'm not totally opposed to moving out of the city, but I currently enjoy city life and would like to stay.

I'm curious what you mean by "Investor Friendly" Account Closed and why specific to Oceanside/Carlsbad area, as opposed to say, Southern California itself? 

Any resources, tips, videos etc. that breaks down or best explains how to identify the areas where the rental statistics/percentages are in favor of renting as opposed to buying.

If you go with a HELOC you only pay interest when you use the money as opposed to have a monthly payment if you have a regular mortgage loan on your primary residence.