My known options are hard money or private lending and then maybe doing a cash out refi, but rates would be high on both ends and will really cut into my cash flow. 

@Denise Lang Starting your real estate investing journey out of state can be strategic given California's high costs and tenant-friendly laws.

In my observation here in Santa Rosa, the first lots out of the gate that sold went for too high of a price. 

Sure, mortgage insurance eats into your cash flow a little bit if you're putting less than 20% down but in the scheme of things it's really not that much.Also, you won't have 20% equity in your property in a year assuming you put 10% down unless you are forcing appreciation or you somehow get some high market appreciation.

You purchased in 2020 so you're experienced in high-demand, competitive markets.

Much of the country is at high risk between fires, hurricanes, tornados, tidal waves, earth quakes, rising tides, etc.  

Whie DOS lender risk may or may not be high, being ininsured is... well, enjoy your 'asset protection'.

The 10% vacancy and repairs, along with 5% capex in my opinion are pretty high. 

Quote from @Marc Shin: I saw a video by Miles Golden and he said you change transfer your primary mortgage to a HELOC, and then you can pay all your bills out of the HELOC and pay off your mortgage in 3-12 years. 

Condo's usually have high HOA dues which will eat into your cash flow.