This requires a dedicated effort sourcing and analyzing hundreds of deals to find the one or two worth pursuing.  

If you’re thinking of branching out, cities like Austin or San Antonio are worth considering, but staying local has its perks too.

I can't speak too much to the market on the Westside, but as far as affordability on the West Coast Spokane is worth looking into.

Nothing worth it is every easy when you start out....if it seems too good to be true, it probably is. 

Yes tenants lose keys (and we can't duplicate them) a bit of a PITA to order more, but well worth it.

They mentioned having two mortgages on the property worth about $400,000 in total.

However, a good real estate accountant is worth what you pay them because they will save you time and money. 

THEY ARE STEALING FROM YOU (remember your remark about him not even getting a fast food/entry level job? 

Simplified ManagementFor those managing multiple properties, AB 2622 streamlines operations by expanding your hiring pool and removing the red tape often associated with minor repairs.Why It Matters for TenantsTenants also benefit from AB 2622:Faster Maintenance: Minor issues like plumbing or lighting can now be resolved promptly.Fairer Move-Out Costs: Affordable repairs mean tenants aren’t hit with inflated charges for damage beyond normal wear and tear.Things to Keep in MindWhile AB 2622 makes maintenance easier, landlords should still vet unlicensed workers carefully, ensure proper insurance coverage, and remember that jobs requiring permits must involve licensed contractors.AB 2622: A Win-Win for California’s Rental MarketAB 2622 strikes a balance between flexibility and accountability, making it easier for landlords to maintain high-quality rentals while fostering better tenant relationships.

I focus heavily on the sell side and on the buy side only work with high net worth individuals so the newbie wanting a 400k multifamily with an FHA loan probably isn't for me.