I just saw today that I might finally have a second tenant placed (Both to pay $1250) but I’d still like to fire her and hire someone with guarantees around tenant placement and that charges a lower percentage.

CA has property tax rate that is a little lower than the median.

Than AFTER that base-line cleanup action is done which part of it is to establish access for all others, than things get into the next lower level of details. 

ATM business mainly makes money from the transaction fee.

In a slow market homes sit and rot, they are on the MLS forever and the longer it sits, the lower the price goes to find the sweet spot for just the perfect buyer.

I’m also making the property my primary residence to lower upfront costs, effectively turning it into a house hack.With this setup of me now occupying a room and not including utilities. 

FHA loans may allow for lower down payments if the property will be owner-occupied.Owner Financing or Creative Offers:Explore properties where sellers are open to owner financing or lease-to-own agreements.

This implies residential units can be built at lower costs and provide better return. 11) adding an ADU to SFH can make the SFH fall under rent control.

. $700/month HOA fee may deter buyers, elongating your resale timeline, and could push your ARV closer to the lower end of your range.

Are you self-funding the transaction or will you be using a lender?