$450k is pretty cheap for a Cali so maybe it works as rental (don't know the strategy here) but rental cash-flow could take years to equal $225k tax free. 

You can look at the relocation as an investment in the property since it will be an issue if you ever want to sell.Years ago we only provided w/d hookups, but these days we include w/d in all units, raise the rents accordingly ($25-50 per unit) and enjoy some extra cash flow.

Is there a tax advantage if I do a cash out refinance of one of the rentals and buy the primary out right?

Anyhow since I'm paying cash and don't need to get a mortgage on it should I still go through a proper title company to get it the title switched over to my LLC?  

Hi All,  I have a single family home that has been a long term rental I am weighing thoughts of cashing out vs renting it again as tenants vacate end of this month.  

However, if you used cash from your HELOC and the property is in your individual name, transferring it to your LLC via quitclaim should pose no issue.

I'll be honest, my searches have been a little disappointing to find anything that will break even in terms of cash flow.I came across a couple condo-hotel locations and looked into them.

Of course it depends on the market/price, and of course the more you put down the more cash flow you will get.

That is probably the easiest way to start if you do not 30-40% cash to put down to make the deals work as an investment from the start. 

if I borrow 100k for a BRRRR (purchase plus rehab) and borrow the money for 9 months (purchase and 6 month seasoning before cash-out refi) he is totally fine with me giving him a lump sum after 9 months of $105,941.