The only way to achieve this is by looking at and doing real deals.

If I had grasped this concept five years ago, my achievements today would be even greater. 

I applaud you for putting it out there but 1) maintenance/cap ex is far too low for a duplex 2) no PM. 3) vacancy at 1% will be challenging if achieving near market rent.

Without the high leverage you reduce the top source of return in CA RE which is achieve via the appreciation on a high leverage property.  

You'll achieve a higher ROI.

That said, I'm grateful for the alternatives you present--you're keeping the bottom line in mind, so I appreciate your help in exploring options that achieve the bottom line for the investors. 

Time allows for adjustments, scaling, and reinvestment in ways that short-term projects simply can’t achieve. 

If you have any upcoming deals that need funding, I’d love the opportunity to collaborate and see how we can work together to achieve mutual success.Looking forward to hearing from you! 

Best regards,Yaroslav @Yaroslav Shtogun what about a slight adjustment to the property line and executing a no build easement so that you're achieving the purpose of the setbacks?

I would caution you not to necessarily expect your NOI to be higher because you achieve higher rents leasing units to Section 8 tenants.