Can you consolidate debt with the HELOC to bring DTI down + use excess for down-payment?

Excess cars and human traffic.

I think  dividing up your assets among multiple LLCs is a good idea, but I think one LLC per property is excessive.

I've been involved with recent transactions where they trade in excess of 90 cents on the dollar. 

15K seems a bit.....excessive...But why San Antonio?

If it was just an application fee, that would be excessive, unfair, sleezy, but still not discrimination.

It has recently passed rent control legislation in excess of the state rent control.  

This will let you know if there are any plumbing leaks or any clogs in the sewer lines.2nd look at the foundation very closely, look for any stress cracks and see if any moisture coming in.3rd check out the HVAC systems.

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

In the Vallet areas and Los Angeles itself, the smallest of 3+2 homes come at price tags in excess of $200k and you certainly will not be getting $4k a month in rent for them.