They are on a big push to get back in the game though, have you seen their recent ads stressing that they only list private homes?

You also could find a partner to do the operations so you can avoid the parts that stress you out.

Durability is so important—nothing more stressful than scrambling to replace a piece of furniture between bookings!

Only issue I see is, doesn't stress the importance of understanding the laws.

That's a gr-AI-t post. 

The huge advantage for us is not having the stress and expense of hard money hanging over us if things aren't going just right.

Check out this table: https://www.municode.com/library/ca/oakland/codes/...This is what you're looking for: https://www.screencast.com/t/Xkyp3OZWkI Oakland, for a building with 3 units or more you need to have a lot sized at 7,500 sq ft.  --- From the zoning code it says, an RM-2 zoned lot can have "1 unit per 2,500 sf. of lot area"If you don't meet that lot size requirement you'll need to make a request for a variance, then post notice about the desired change in front of the building.

I also got the deal analyzer, which was handy and a free t-shirt.

I would not stress yourself about missing out on the 2020-2022 opportunity.

If you are really stressed about the timeline, you can do a reverse exchange and buy your replacement property FIRST, sell your current property later.