Just find a rock star residential person and be around to explain anything to your neighbor.Good Luck!

I am near Irvine all the time.If you find 60%-70% of ARV in SoCal, you would be a rock star ... you are in a much more competitive market than most, and Real Estate is highly localized. 70%-80% and you should be ok for wholesaling here ... if you can get it for less, all the better, but it would be very tough. 

I was wondering if i can use regular housings and this trim 12W 6inch Directional Adjustable Gimbal Dimmable LED Retrofit Recessed Lighting Fixture - (=60W) 3000K Warm White Energy Star, UL, LED Ceiling Light - 800LM Adjustable Gimbal Recessed LED Downlight https://www.amazon.com/dp/B015P0OG0E/ref=cm_sw_r_cp_api_X3FOyb93WDVXE, rather than a sloped housing and trim.

An all-star team is very important when you are owning properties in a city you do not live in.If you are not there to see each property in person... there are several factors to consider.1.

The biggest mistake new investors always make is going in with stars in their eyes and over estimating their abilities to do the necessary work.

Even word-of-mouth referrals from your most trusted partner can steer you wrong or even just happen to have all the stars mis-align and get a bad experience.

I've seen ads for the same thing in Toronto, with Tony Robbins, the woman from Flip or Flop, one of the stars from love it or list it Vancouver, etc.

Maybe I can search for the doors on Star Wars that shoot up in the air and slam behind you, no locks, no handles!

So far, I haven't found one that makes much sense, but I'm learning and refining.I'm not planning to tackle something to the scale of a 200+ unit class A apartment complex, while it might be less risk it also means lower margins and I'm not interested in being a passive investor and I don't want to start there (unless the stars aligned somehow). 

Set you price 20% lower than comparable places nearby until you have a few 5 star reviews then gradually ramp it up.