This year I may see if if I can get a construction loan to build 20-30 apartments, then refinance with an asset based lender. what markets?

No one has a "crystal ball" to time the market perfectly. 

I used a hard money loan to purchase this off market deal.I rehabbed the upper two units within two and a half weeks and have a renter already lined up for one unit.

No residual marketing and no marketing for each properties uniqueness.

It's real estate in markets with population growth, it's pretty hard to lose money if you get an inspection and appraisal."....Wishful thinking at best when buying C/D properties.

No issues and tenants are renewing.That indicates tenants were paying below market rates.If the market rate for a 2-bed/1-bath apartment is $1,000 without utilities included, then he should adjust his rate to $1,100 because it includes $100 in utility cost.

Hey GaryI manage about 65 units in FL and I broker for STR buyers in this market, and some do self manage.Obviously the ones who choose us for management, we can assist with all of those items, but the ones who self manage do so by building a team. 

There are no laws restricting mark-to-market rents. 

However, if your father inherits and later transfers the home, it should qualify for a step-up in basis to fair market value, reducing future tax liability.If the goal is to tap into equity, having the trust take out a HELOC may be a better option, avoiding California Prop 19 reassessment, which could raise property taxes significantly.

I think it's the best market in the whole country in my opinion.