Eventually, I realized that if I kept waiting until tax time to organize my books, I would never escape the stress (and extra CPA fees).

I understand some of the economic factors that can lead one to a particular city or province (or state), but unsure of some of the key elements as you funnel down below that level.Appreciate any insight.Tyler 

I'd estimate your cash flow after you pay the loan payment would be $600-$800, which a lender that understands investment real estate should give you some credit for on your DTI.As for a bank, I have a specific lender at NBI that I would recommend.That 600-800 you are factoring in the HELOC repayment each month too, correct?  

Assume that i got margin with IBKR their calculation shows 5.4% and costs 21.8k per year for 400k.So assuming property is 700k with conventional loan and 670k with cash offer.I manage to find another 270k (this is what I'm asking) without paying any origination fees.

I find condos/townhomes to be easier to manage out of state because the HOA handles a lot of the maintenance, just be aware of condo fees and find a place that is reasonable like $300-400/mo or less if you are lucky.

Credit is a factor as bad credit may limit options, or may have the lender require you to put 10 or 20 years of taxes and insurance into escrow. 

You have to factor in demand and vacancy rates to determine if it will be more profitable, and that’s specific for each market.

Or would it be minus realty fees and closing costs as well?

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

And that's if CA want's to flip the $300m/ $400m in legal fee's to keep fighting for it, for decades.