If that part can change then this appreciation could level off.

HELOC's are not the fodder of 2nd lien street level inventory.  

Building on the post of @Steve Babiak above, gas is the best option for a whole-home solution, as gas units have a faster ramp-up and greater temperature lift that electric.However, electric in-line heaters have their place:We have a building with solar DHW and a 100 gallon holding tank.  

I would rather get en entry level duplex in LA.

I was lucky enough to find an entry level job at a tech company and stayed with them for a few years before I left to start another business. 

You will learn from experienced investors about how they started with different levels of help/funds available. 

We just re-rented a couple units with nice rent increases in Marion a lot faster than I thought we would. 

I think the level of relationship likely determines how risky you can be with this move.

Square footage includes the footprint of above grade levels  (and in some cases walkout basements). 

It is a great forum for all levels of real estate investment interest.