Always approach as a developer with a specific usage.

.: I'm curious how CA agents can make a living with laws like AB2992 that state:"If the out-of-pocket costs to pay their agent remain too great and the seller and buyer have not yet reached an agreement on the sales price and/or terms, the buyer may walk away from the subject property provided there is an exit clause, proceed without representation, or approach the seller's agent about possible dual agency representation." 

Approach them now about doing it, provide them the proper forms, and instructions on how to do it. 

It seems like your advice focuses on building a strategic and scalable approach to real estate investing—a growth-oriented mindset. 

For investing, I'd always recommend house hacking to start off, as it's the most approachable strategy, and you also learn very quickly if you like owning rentals or not. 

Not saying your kid is or is not on the spectrum, but just food for thought in how you approach it.If they are on the spectrum, I would highly recommend making a concerted effort to go to open houses so he's constantly looking forward to something on the RE agenda.

If you wanted to, you could simply hire one of the many other PM's out there, rent the thing for $1,200+ and them sell it in 10-15 years for a healthy profit.

Retiring when you are healthy and capable of being productive makes no sense.

Therefore expect a 15 page home inspection report   filled with corrective measures you must satisfy otherwise the buyer walks.All in between turning over the home, ordinary transactional costs ( broker fees, transfer tax, loan payoff fees etc.) seller assist, repair addendum repairs its very possible for your exit fees to approach 13-15% of the properties sale price. 

The purchase price vs rental income is very healthy (assuming occupancy and collections are there).