This enables you to get your feet wet while seeing how the experience goes and once you get that settled in and you're comfortable with your processes then I'd start branching out into other investments whether it be local to you or out of state. 

.- I have not done a brrrr since the rates increased in early 2022 because in my market they bleed cash after I perform a refi to extract some of the value add

Would it make sense to invest in improving my home, then refinance with a bank to extract the created equity, and then use that money to purchase a rental property?

CA in particular would extract a nasty tax on the gain side.  

So instead of saying 8-10 properties, change your thinking to a dollar figure that would enable you to leave your job which is your goal.

This enables them to act quickly when a promising property becomes available, reducing the risk of losing out to other buyers.

Sell these 4 properties, go buy 2-3 significantly better one's with better reserves and really extract the value from REI by buying distressed & fixing up, and holding.These aren't set it and forget it type investments.

That will minimize your turnover rate and make it a lot easier to attract quality house mates, plus you'll build equity quicker due to more rapid appreciation which will enable you to tap that equity and build your portfolio quicker. 

You’ll need to experiment with these variables until you find a method that works.These days, I’m fully invested in Google Ads, which doesn’t require data extraction and allows you to pre-screen people.Additionally, to monetize the leads, you could make a deal with a broker to get a finder’s fee (they can split the commission, but only if you’re a licensed broker).

Prop 33 will enable them to run as wild as they wish with rent control.Note that one sponsor of Prop 33 is Renters and Homeowners for Rent Control.