Find a realtor that will submit the offers and lower your cost basis enough to where your returns get a bit of a bump. 

for some of us "regular folks", a tidbit of info here to lower the appetite if you are not in that class of investments:"Regulation D, Rule 506(c)" refers to a specific exemption under the U.S.

The manual entry of numbers has moved to an automated model with accurate ARV, Cap Rates, etc.  

If it's not selling, you need to lower the price.

You can get some insurance on unpermitted units, a lower coverage amount than for a permitted unit and will have difficulty rebuilding it as a permitted unit at the covered amount (which makes sense because its value is less than a permitted unit).  

I know that my COC my be lower, etc but my main concern since its my first property is being cash flow positive.  

It's successful in high-cost markets like Southern California but faces challenges like high entry costs and local regulations.

But I do appreciate r this sentiment as it does lower competition in the area :). 

You’re able to learn the basics of a real estate investment with lower risk and build equity at the same time.

If rates drop in the future, refinancing again could lower your payment, but it’s good to make sure the numbers work now just in case.