However, it demands strategic and cautious handling.The advantage lies in accessing capital without selling existing investments, but the risk involves putting your primary residence on the line if you can't meet the loan obligations.A HELOC should not be your primary choice, as it carries more risk than a traditional mortgage with higher interest rates.Considering your stable income and disciplined approach to investing, focus on saving for the down payment.

I think you may have very well narrowed down my strategy choices down to one of three; the BRRRR method (although this might be too much to start with for a newbie), the live-in flip that you mentioned (probably the most practical as I've been part of many different projects in the construction industry), and a combination of house-hacking/live-in flip (probably the most rewarding with a potential to swap between units as I finish one in order to bring better rental income).

@Alex NgMost likely, income verification will be based on your tax return documents. 

Their goal is to reduce my taxes by 50% this year and get it to zero over 3 years.

Before my personal and 'rental' income/expenses were very co-mingled.  

I can get a VA loan but again my debt to income with being on this house with my girlfriend and new car is making it hard for banks.

All the benefits of living near CA but no state income tax.

All of my rental properties will be going into the business on the property management side which will provide the company immediate income.

However, if you're investing in low income neighborhoods they are by far the best tenants you can get because most all of them are by and large animals, but these animals stay longer and come with guaranteed rent.

I have a healthy income and have built a solid financial base for my age.