Unfortunately I am not in the position to offer cash. 

The only downside I can see to a letter or personal appeal is appearing over-eager which could weaken your bargaining position.

I'm not in the greatest position to just demand whatever I want and have the confidence that a magistrate will see eye-to-eye with me. 

Not an HML, but just thinking through your question, I would say that would be a big positive. 

One of them actually puts me in a position to do what I wanted to do but couldn't.Now if only Texas would allow HELOC on investment properties...Cheers...

@Connie Stainbrook110k doesn't go too far on a 1st position loan in SoCal, unless you invest in a mortgage pool or with other folks on what's called a fictionalized or multi-lender loan. 

Once you build a small schedule of real estate, lenders will most likely look much more favorably on your finances (especially if you can get some cash flow positives going on here).

-- I let him know what I was going for and he critiqued and provided positive feedback of why not consider doing X,Y,Z.We are meeting up again on Tuesday for lunch and I'm compiling a list of Questions, both to get feedback and I want to put together a list of questions anyone would want to ask if they were a new investor getting into real estate.Now I have a basic list of questions to ask, but because I've never really thought/considered/known much about RE I don't know what to really ask, any seasoned investors remember their beginning and some questions you wish you had asked or learned of before jumping on your first deal?

We recently got two 80%LTV 1st position HELOCS at 5% through America First Cred Union on a couple rentals.

Mortgage + property tax + HOA is ~$1900 per month so cash flow is definitely positive if I rent it out.