For pricing- take a look at listing nearby your home on furnished finder and FB marketplace to determine what market rents are and the features and amenities being offered. 

For each property listed through a Section 8 website, over 100 requests for application are received within the first couple of hours.

If you are going to self manage you will need to build business systems and get a list of reliable vendors.  

In this manual (which I assume could be modified to provide to tenants) I include all the financing information (which you would not include for tenants) bank accounts, mortgage accounts, payment information, and mortgage payoff), a list of the contractors, what each contractor does, a list of upcoming planned or necessary repairs, and a copy of all leases associated with the property.

If I used the HELOC, the investment needs to generate >9%.I recognize there are many variables not listed here but would love to hear from more experienced investors on more generally how you think about using cash vs. home equity to grow your portfolio in the current environment. 

I'd pass OR get it at a no brainer price which we are actually able too in some instances, even if it's listed.

One day a trend not make, but yesterday I have a listing that had a shockingly high number of showings, like 10 days worth of showings, and I also showed a buyer client a property that has been on market for 30 days and now has 3 offers on it.

I don’t necessarily see 10-20 unit properties listed here but a lot of inventory for 2-6 units if you are open to smaller numbers.

planning to list them for 2024 taxes as 6 different properties and when rehab will be done , I will get all 6 deeds, can I sell individual condo and 1031 based on basis I will show?

There has to be a long list of complaints from the California DBO at this point.