MF can only be sold to an investor and it’s based off its performance.

I'm however a bit skeptical how they can offer 12% so consistent for so many years.

That was the claim advanced by the original post."...and that's the part I have consistently DISproven time and time and time and ... again.Again, look at my post from late last night.

If you and your husband can perform the same line of work in another state like Florida, Texas, Nevada I would move out of CA as soon as possible. 

For doing an STR well the larger properties are best and it needs to stand out amongst competition to perform well. 

Square footage on the house will translate more consistently in an appraisal.

You can also check online resources like BiggerPockets or Roofstock, which offer general CapEx guidelines based on property type and age.These methods should help you perform a solid preliminary analysis.

Are there other notes you feel perform better than these?

At the time there were limited 3 BR rentals in the neighborhood, but achieved such high rental rates the properties ended up performing better as rentals than as a for sale project.

As of today however due to a signed affidavit we will be given a court date to follow through with eviction and perform said strategy above with section 8.