It sounds like you've already invested a lot in rentals, about $14,000 when you factor in your upcoming projects.

Most your leads are going to be investors who want a steep discount anyways and they may factor in the savings in commissions (meaning you technically aren't paying but it is still factored into the price). 

With rehabs you can get to significantly lower purchase prices and typically the lender will just be looking for  a100k+ ARV so that you can refinance out of the loan once rehab is completed (100k as-is value is pretty standard for DSCR loans).With rehabs experience is the biggest factor to LTV and rate so partnering up with someone for the first one or first 3 will get you significantly better terms (working in the same area can also provide benefits in terms of LTV).

@Karl Kauper going to guess your current PMC:1) Is having too many tenant nonpayment issues for your likingAnd/or2) Refusing to share their background checks with you, so you can make your own approval decisions to address #1 above.Several factors may be at play here that you may want to consider before being trigger-happy:1) For several legal and contractual reasons, it's pretty much NOT possible for a PMC to share background checks with an owner. 2) What Class of property do you own?

what you consider the most important factors to look at." 

There are many other factors that go into the cost of building especially in CA. 

. $3K per month as an LTR x 12 months = $36K $4K per month as an MTR x 9 months = $36K Vacancy is a huge factor. 

You shouldn't need a VOE (verification of employment) since this loan type doesn't factor in employment history or income. 

Things rent quickly here with or without the college kids factored in.

Section 8 tenants can be great, but the properties do have to meet specific housing standards, so factor in potential renovation costs to ensure compliance.