if my fiancé were to draw from her heloc and put into my C Corp and then purchase rental. 

Draw period of 10 years and repayment period of 20 years.

I'm looking for a good local attorney who can draw up contracts quickly. 

The type of partnership you are describing with your friend is fine as long as you draw up a formal partnership agreement and clarify how much % ownership each will have, how decisions will be handled, how sale proceeds will be divided etc...

Next month (December) is an all chapter networking event in Long Beach which usually draws 300 or so people.

I would be willing to work full time but I would have to be compensated for it or at least make a draw comparative to what I am making now. which would be in the 60-70K range.

My question is, is it worth converting with all of the updates that would have to take place such as getting the bottom units up to code, possible sprinkler system, etc. and the needed acceptance of an architectural plan drawing from the city? 

I realize this is difficult to envision without the new kitchen drawing, my apologies for not including it.  

Draw up a financing agreement that specifies how much money you are putting up, how long you are financing (you don't want your money to be tied up for years!)

I bought the first house with all of my own cash, with the hopes of being able to refinance it to draw out my money.