Happy to see another Arvada resident in the forums too :)

We're interested in a primary residence home purchase using a RE attorney and hiring a buyer's RE on an hourly basis.

For investors, this presents a niche market to target families seeking multi-generational living arrangements.Things to Keep in Mind:SB 9 projects must comply with local ordinances, which may include design and setback requirements.Properties in historic districts or areas prone to environmental hazards may have restrictions.Lot splits under SB 9 require that the owner occupy one of the parcels as their primary residence for at least three years.ConclusionSB 9 represents a significant shift in California’s approach to zoning and housing.

Remove those and the Net S8 Rent will be market rent.Typically, the only way to get more than market rent is by buying in Class D areas and hoping a S8 tenant will live there instead of a Class C area.Keep in Mind: TENANTS QUALIFY FOR SECTION 8 FOR A REASON!

In our case we tripled our deal flow when we started a program of direct email to mortgage brokers, real estate brokers, and real estate investors who could bring us either mortgage notes for sale or new loan opportunities for loans not qualifying for commercial financing.  

You can also check out groups like the National Alliance for Recovery Residences (NARR), which might have some leads for you.Another option is to talk to property managers who specialize in group homes or sober living.

Flips can be significantly different depending on if you meet the IRS requirements for the property to be considered a Primary Residence vs.

@William Bohan, Yeah, being a CA resident you'll have to do a 1031 exchange or your tax will approach 40%. 

Then again, if you’re talking about a mortgage on your personal residence, and you live in a state with an unlimited homestead exemption for creditor attachment like Texas or Florida, there’s an asset protection consideration as well.   

My problem is Form 3115 and the -4 election (I think) because I want/need to aggregate my properties but also "pay myself" for one of these for use in my Property Management LLC that leases from me and uses the home as a Recovery Residence(housing only/no services provided)Is there anyone that has experince or would be able to point me in the right direction toward someone who can wrpa up these two issues on my taxes?