2023-2024 DECIMATED my already broken finances and killed my 15 yr run being debt free with paid off rentals and a house near the beach in the Ca.

I have to clean your house?

Lower property taxes, affordable housing compared to LA (CA buyers are usually cash buyers because what they net from their smaller home in CA can get them a bigger home here, often covered by what they net from their CA sale), allergies (smog), and politics. 

I would focus on coaching that helps you become a local expert and build relationships with sellers, not try all the BS marketing techniques.

Brand new house.  

If you're going to run a successful business renovating houses, ultimately you being proficient at/and or managing said proficiency in estimating will be a crucial part of your underwriting.Google "how to estimate house remodeling" your hard work will be rewarded.

They are a corporate housing company.

This would let you rent out the house for the next 3 years if you wanted and still get to take the gain.  

It makes sense for house mates, spouses etc. to be Additional Insured on a renter's Insurance policy if they also live there and keep their stuff there (although I think anyone on the lease is typically covered anyway).

Good on your friend for suggesting house hacking a duplex.