I am sure you can do the same in San Diego and have better rates than LTR's.

Discount rates and capitalization rates (cap rates) are two fundamental concepts in commercial real estate (CRE) analysis.

@Brandon Curry The first thing I would do is check the tax rate. $900 is a pretty big jump.

They do 10-20% down and 2% above current market rates.. 

She took on the property management side for a reduced rate as I purchased the place recently through her.

Yes that can be an option but at the moment right now i have a deal in the works where i would need more then 50K to be able to make the numbers work I also recently went to a random bank and got a LOC for up to 50k at 11.5% interest rate with no fees.

Most mortgages are fixed rate.  

Interest rates will skyrocket, as inflation comes back. 

One of the properties has about 50K in equity built up with a low interest rate on a 30yr loan. 

My friend wanted to lend me the money for my investment property at the same interest rate as Guidance and I would pay him a fixed rate monthly and we would both own the property until I pay it off.