I have read RDPD and loved it, never checked out his cashflow quadrant book yet so I will be picking that up.

Alternatively, explore conventional loans with higher down payments for potential flexibility and lower rates, or check out private lenders for more complex projects.

You can use a Land Trust to hold properties in California without paying the $800 fee or check into a Wyoming type LLC that does the same thing.Good Investing...

I will also check out the areas you mentioned.

@Christopher Mooney- HELOCS are relatively  generic  from one lender to another ...check terms ...margin...indexes ..maximum ltv and cltv  allowed ...interest only payment  terms ...overall terms ....prepayment  options .   

Its a soft credit check to apply which does not impact your score.

Does my math check out?

I understand that we made a mistake by not checking the covenants of the main HOA, but mainly went with the sub-HOA rules which don't mention anything around multiple properties for lease.Property A's lease expires end of this month and I have a tenant lined up to start a new lease term from 2/1 and Property B's lease expires in April and the current tenant is a long term one and would like to renew for two years.My preference to at least keep both of them through next January and potentially sell or transfer Property B to my son who is graduating in May and have a full time offer in hand. 

Go check how much the Russell 2000 or the S&P 500 are leveraged.

Dev Horn - thank you for the recommendation I'll check them out too!