This site is awesome and i wish i came across it 4-5 years agoAnyway...so FINANCING question/Help neededI have been investing in RE since 2009 mainly in multi units in Los AngelesTwo 4plexes, One SFR, One SFR that i built a 2nd unit on and I guess now is considered a duplex.In addition to the above I own a personal residency SFR4 investments 1 personal residency, total 5 loans.I wanted to tap into the equity of the SFR that is now a DUPLEX yet i found out AFTER the project was completed that I cannot do a refi cash out due to the amount of loans I have, but that I can try to do a HELOC and then after 6 months if i have used the funds for investment or what not, then i could refi that into a fixed rate loan say a 30 yr or whatever.This sounded swell...

If you ever make it to Los Angeles Id love to take you to lunch.

I've just become a RE Agent in Los Angeles, but I'm more interested in doing fix and flips/development, wholesale and investment properties.

It's worked for me in a suburb of Los Angeles (45 minutes to Hollywood, 1 hour to Downtown, without traffic mind you), but I "cheated" a little in that I rent out the bedroom in my 1-bed unit and sleep in the living room.I guess my message is that if you want to househack and make the numbers work cashflow-wise, you may have to look on the outskirts of the big city, whether it's Atlanta or L.A...either that or hack it in a war zone...but that will likely cost you more in the long run (bad tenants, evictions, damages, etc.).

You should try Los Angeles or New York.

Kathy, I am in Los Angeles and thinking about going out of state. 

According my research, cities like Los Angeles, San Francisco, San Diego, Orange County, etc has GRM of 10 and above. 

I am looking to do a 1031 exchange on one of my properties and its sounding like i might be getting an offer worth selling for...the problem is i just did a search around town and I am not really finding anything thats better than a 5-6cap Does anything better than a 6 cap exist in los angeles anymore?  

I'm a business attorney based in Los Angeles and have a little experience - I rented out a townhouse I used to live in forand recently sold it w/o an agent. 

There's a group in Los Angeles that can provide 'tenant screening credit checks', but you give a FICO score as an input and they grade the tenant as A,B,C,D,E,F.You see zippo of the real data and only a broad-brush classification - - that's worthless IMO.