I'm a big fan of value-add opportunities, whether it's buying something currently undervalued & fixing it up to my standards, or buying something that has additional income opportunities that have yet to be incorporated. 

I'm sure they also spend significantly more time on their role, than you do in yours....or at least their time spent is more constrained where yours can be remote/on the road. 

Some of these areas have lower purchase prices but solid rental demand, making them ideal for strategies like BRRRR.I spend my time scouting off-market distressed properties, and I’ve noticed that investors are having a lot of success in secondary cities just outside major metro areas.

Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and there's amazing appreciation potential.

In addition due to prop 13, the tax base is a fraction of if it sold today.   

Be prepared to spend a lot of money creating the infrastructure.  

Additionally, the study should contain 13 principal elements.WHAT ARE THE ELEMENTS INCLUDED IN A COST SEGREGATION STUDY REPORT?

Here are a few ideas to explore that might help you get closer to homeownership in San Diego without selling:Cash-Out Refinance:Refinancing one or both of your El Centro properties could free up additional cash for a down payment without selling.

While I can contribute some capital and sweat equity, I’ll need a partner to bring in additional funds to close the deal.Here’s where I could really use your advice:1.

@Heather Bailey Wow thank you so much for spending your time to help guide me!