You have access to other people's money, you don't impact the equity in your property (i.e. future wealth), and you have a revolving door, so you can use the money, pay it down, and use it again for as long as the bank leaves it open.Moreover, if you live below your means as a lifestyle, you can build equity into the properties you buy at a much faster rate by chunking payments.

Here in Eastern PA (Philly and suburbs) inventory is still tight, but you can start to see more homes coming on the market at a faster rate than months prior.

Our house values generally rise faster than the rest of the country.If numbers are this terrible, what are investors actually doing in Socal then?

You can house hack to help build equity faster in your property since you won't be making a large downpayment through the 3.5% loan program.   

Popular amenities include a weight room, games room, swimming pool and/or hot tub and electronic locks on the doors.

I am sure once we are more or less established the process will be faster. 

I was wondering if I should get a HELOC to access the equity faster as opposed to doing a cash-out refi to avoid the 6 month seasoning period. 

Luckily in Vegas it’s a non-issue with basically zero vacancy and rents increasing faster than ever. 

Read the dissent in that case, which I agree with and give more weight to.

@Charles Carillo - here’s where the court records are lacking, i weight the cost of lawyers, amounts owed and odds of collecting, and often don’t bother because in the past i wasted money and time to get a judgment for a few hundred dallors and then another trip to court when they don’t pay, and yet another trip to court to Garnish wages, then either company just fires them or they quit, and you start back over again, trying to figure out who the next employer is.