I recently completed one on a multifamily property and found it to be a cost-effective approach.That said, there are a couple of additional factors to consider beyond the code differences between a garage conversion and new construction:Coastal Overlay Zones – If your property is in a coastal overlay, building a ground-up ADU may require Coastal Commission review, which can add time and complexity to the process.

As a professional we have minimums for a standard 1 month security deposit then if someone doesn't meet that standard we allow for a less perfect tenant but they have to put up a greater security deposit and other fees.

On the flip side, learning how to deal with those problems sets you up for a successful life regardless if you stick with realtor work or not. 

I’m working with local investors who are snapping up everything they can get their hands on, and honestly, I can’t blame them.

They are uncontestedly (is that a word)  giving up the home and there by forfeting on the payments.

- If you are putting an offer in on a property to get that property under contract, part of the contract is that you put up earnest money.

I heard it’s a up and coming area. 

I have done my research on setting up the proper entity structure in the US and Canada but I really confused about all the options available LP, LLP, C-corp, S-corp.

Finding deals outside of California can definitely open up new opportunities, especially given the cost of living and market dynamics in the state.When looking for properties in other states, consider focusing on areas with strong rental demand, economic growth, and population increase.

what is my next step to clear up this issue?