Even with renovation costs and insurance costs the fix n flips are still making money.  

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Regionality and competition greatly factors into the cost structure.

Agents are also advising you to look for expensive mistakes (like checking the sewer which could cost 5-40k) and using their network and contacts to find homes off market or FSBO.  

It hurts the tenants ability to find another rental, nobody wins, and it takes forever costing you money. 

Finding deals outside of California can definitely open up new opportunities, especially given the cost of living and market dynamics in the state.When looking for properties in other states, consider focusing on areas with strong rental demand, economic growth, and population increase.

Whether you're curious about cost-effective renovations, navigating building codes, or optimizing a property's layout, feel free to reach out.

I am trying to target a savvy investor or younger buyer who want to house hack while living in main home to help with the cost of ownership. 

You can also assess a dollar amount that you value the cost of these requests to be, and ask for these as a discount from the purchase price or a concession to you for closing costs. 

Aside from downpayment, you want to have a solid emergency fund in place, something that can cover unexpected repairs, vacancies, or any other random costs that pop up.I’d also recommend saving more than you think you'll need and keeping a close eye on your expenses.