Long term goal is to get involved with enough buy and hold rentals to generate passive income and, ideally, financial freedom.

I'm a first time buyer, and was wondering if down payment assistance programs still exist in LA.

I doubt you will find a HELOC but there are other programs that may fit your needs like cash-out or bridge. 

Account Closed we use attorneys in the Chicagoland area but once you go down south near Urbana or far west attorney's are not involved. 

But, some people told me, if city involves, they will destroy all the walls and might set a fine because I did not ask for permit and all the works he had done are wrong.

Another option is to go ahead and get involved with Keller Williams or Coldwell Banker.

It was recently passed with the new tax legislation.I've been trying to research this on my own, but haven't found a ton of info or any definitive experts who know a lot about this topic so wanted to see if anyone here is familiar with this or are thinking about creating a "opportunity zone fund" to take advantage of this program?

Analysis:Rental of Other Property Not Securing the VA Loan Rental income verified as stable and reliable may be included in effective income.If there is little or no prior rental history onthe property, make a determination based on review of: documentation of the applicant’s prior experience managing rental units or other background involving both property maintenance and rental any leases on the property, and the strength of the local rental market.

Add that to your documentation.If illegal drugs are involved, it might be worth your time to contact your local law enforcement.

Form 4684 will be involved, that's for sure.And you already know that I will suggest getting professional help.