This allows the owner to “write off” the value of disposed assets immediately, rather than continuing to depreciate them.

My advice would be to find a mentor (the right investor-focused agent can be great at this), continue analyzing deals, run them by your mentor, and then make offers when a deal meets your buy criteria.

I realize this comes with the STR business but if I'm going to continue to use VRBO I need to find away to attract the "good" guests and minimize the bad ones.

And in part, it depends on the investors and capital that you have access to (this tends to play a factor in many decisions when raising outside capital).If you do want to go the fund route, you might want to consider using Avestor. 

In fact, invest outside Calif for sure.I suggest you continue to rent and buy an investment property first.

Also keep in mind, terms other than price will play a role in getting you offer accepted too.

and for the record not here to bash, i know it has helped a lot of people and i know it will continue to improve. 

Need something to play with, so maybe different market for something new.  

Appreciation is occurring and I suspect will continue as the market strengthens.  

If it's going to continue to be a 3 unit building, it would make sense to add another service.