I will tell you the buy and hold strategy is a capital intensive business.

I used them for two remodels and was going to continue to use them, but it didn’t work out.

How did things work out? 

I have 12+ years in construction and management which makes building new homes much easier for me, as I can plan everything prior to construction and work out any major issues before construction begins.

Multi family in Oakland value add can be obtained but it's capital intensive to partner with people to help them find housing else where. 

I am a new to ROI and had of couple deals that didn't work out.

Find motivated sellers who will sell at a deep discount that will pay for any extended time that your offer considers or offer a small profit split with them.This idea may work out and I would like to hear more as you progress.  

We don't hear all of the sleepless nights staring at the ceiling when your money is held up in a deal and you aren't sure how it is going to work out.  

I think focusing on that initially is a good way to cover yourself in economic downturn, by being very picky. 2)  Personally I would also think of other locations where the economics of the area are such that this model could work out great, and determine if you have any contact(s) there with a strong RE network? 

Based on what I have heard/learned so far, that seems like a very time-intensive and stressful occupation.