My marketing efforts have built a network of consistant referral base for people interested living in a community environment.

Maybe I could "get by" with doing nothing but i'd rather spend the money for peace of mind and if I were to sell it i'm sure the buyers would have the same concerns.Thank you for your help here, $25/outlet is a good point of reference as well for the quote.And hey, if I find a unicorn i'll let you know!

Like everyone mentions below, it is difficult to make it worth it in todays environment to beat the heloc rate, but it’s access to capital at the ready for you to use in the event that you find something crazy.

San Diego is not a LL friendly environment.  

My current 90 home project in Oregon was like that Farmer owned it for decades And when we bought it for 7. 2 mil cash they did not even do a 1031 just paid their cap gain and called it a day.www.ivyridgeestatescanby.com  is the project and its been a winner.. albeit a few years behind schedule with pandemic and lumber and every other impediment.. ( could not get garage doors for a while :)  ) So hopefully if anyone actually reads this and has interest they will see the benefit of learning how to go into the cities look at long range planning get to know the long range planners identify movement we can all do it as small investors we do not have to be big corporations  This is a great thread Jay, we are following it.My interest, though, is in REI and operations with all of the support companies (as you called them) that surround the hardware manufacturing environment.

The environment is the #1 driver of tourism to the region and it's not adequately protected. 

In the grand scheme of things, it doesn’t really matter since we’ll be getting married anyways, but just for peace of mind, or if something goes wrong, do you think it would be smarter to go with a HML so we are equally taking the risk financially?

I don’t believe it would come to that but I would like the peace of mind that my earnist deposit would be safe in the event it does

I am currently building a dynamic team of multifamily brokers, mentors, and fellow investors passionate about the world of investing and financial growth.I aim to create a collaborative environment where we can share insights and strategies and support each other in our financial endeavors.

If it's important to be near the Bay area then maybe consider the Tahoe Reno, NV market because it's only a few hours away if you need to go to the office and it offers a landlord friendly environment, low property taxes, and no state income tax.