I sold rentals and my primary in the San Francisco area a few years ago when we moved to Wa.

Saw a bunch of lots cheap one time in a nice subdivision near San Antonio, but when I started calling around ends up the water supply cannot add meters any more, not enough water in their well. 

I am in San Diego, it is not hard to find properties with ADUs sold recently.

It is very similar to mine, as I used my rental income to replace my income, before jumping into real estate full time.I have helped multiple people this year, buy their first multifamily here in San Diego.

I'll send you the contact for the guy I used in San Jose. 

I spent most of my life in San Francisco Bay area and, , managed a lot of property there.

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.

Quote from @Jose Morales: I bought a 110k property in cash last March.

As I live in San Diego I'd to start in Southern Cali, at least until I learn the business. 

Have 2 SFH in san antonio and 1 in Leander TX - with views to continue expanding property portfolio in Texas.