If you’re set on a duplex with minimal rehab, an investor focused agent should have a strong network of contractors who can give you quick quotes, so you don’t wind up with any pricey surprises.

However, a lot of concerns can be mitigated with looking at their past rental behavior in a lot of different settings.

Some companies allow property owners to select tenants and set the screening criteria...We do not - our criteria does not bend. 

I'm actually not currently.I know I should set it up and will very soon.

Tricky to set up though. 

Does anyone know, or have a good idea, about the difference in returns on entitling & developing the land for each scenario, with final objective to sell to a builder to build and sell the structures him/herself.  

At 19, house hacking is the best option if you have the downpayment and closing costs set aside.

It requires registration, so there could be some fees or work involved in setting up.

I see posts on CA insurance that appear to be ignorant to both the past method used to set insurance prices as well as the approach the current commissioner is advocating.The current policy had insurers set rates based on past losses.  

And good set of areas you are looking at!