I plan to shop around more but I’m surprised that there aren’t more funding options in California with the recent popularity of ADUs help with the leverage component. 

This is a BUSINESS with a real estate component, NOT a real estate INVESTMENT.  

The no cash component will be your biggest hurdle. 

This requires the right renovation components and speedy make-ready after a tenant departs.

The culture component is ESSENTIAL!

Any deal has three (3) important components: finding deals, finding money, and running deals (this one doesn't matter until you find the first deal and the money to go with it).  

That's the key component that is usually missing when I hear other entrepreneurs/investors say they don't like QBO.Something else to keep in mind is your entity structure and how your entities file tax returns.

There is a battery component but this eliminates about 90% of the battery need. 

Most municipalities have different mix-use categories which dictate the precise commercial use that's allowed.A few additional observations on mix-use assets and how I approach them (1) they are generally more difficult to finance than multi-family assets so expect lower leverage terms even if the property performs just as well if not better than a multi-family property and therefore price this into your acquisition (2) I focus on mix-use assets where at least 80% of the income is generated through the residential component.

This strategy identifies components of the property that can be depreciated over shorter timeframes (e.g., 5, 7, or 15 years instead of the standard 27.5 or 39 years).