I budgeted about 45k in cash to renovate the master bathroom, kitchen, guest bathroom, and painting the interior.

On the plus side, there are some we could just pay cash for so no financing cost.

My current W-2 and rental income(4 duplexes in my name) have me at about 35%DTI, I am about to add another multi-fam property and it would bump my DTI to 46% even though it cash flows $2000...Do people simply start buying in LLCs(DSCR) at this point for this reason? 

First, determine what your lender offers in terms of Loan-to-Cost (LTC) for acquisitions and the maximum Loan-to-Value (LTV) for a seasoned cash-out refinance.

LA will appreciate strong with little to no cash or even negative. 

Thanks in advance!

Its tough to get cash flow right now unless you are buying in Midwest markets.

Using a HELOC  is a great idea as it is essentially a cash purchase.

Thank you in advance!

Thanks in advance!