The SB and AB's that were passed for ADU's were much more effective in creating additional housing, but still just a drop in the bucket for what is needed and the costs to build the ADU's are skyrocketing each month due to labor and materials costs, not to mention material shortages due to supply chain issues which are getting worse, not better (that's across the board for all states, not just CA, but more heavily felt here as Long beach is a HUGE port not currently even close to full operations.)

The place is in a B++ area and the inherited tenants are faithfully paying their rent. 

I have 3 referrals in no order, just see who you click with.1- Green Tax and Business Advisors CPA, Dallas, (214) 561-0474 Jessica Green, https://www.greentaxandbusines...2- BW Group, CPA Advisors, Dallas, 972.763.2499 Sameer Bhatia, http://www.bwaccounting.com/ab...3- The Bonafied CFO, Real Estate Book Keeper, Felicity Duvall, (402) 630-7352Good luck!!

One of the laws in AB 3182 Section 4741 state that HOA communities are not allowed to enforce a "longer than 30 day rental minimum."

Columbus in particular is still a great market to invest for cash flow and appreciation hybrid, it’s just harder to find deals that cash flow handsomely.In Columbus you can find 1% rules in B-/C+/C/C- neighborhoods with a little bit of work, but to find those in A/B class now is not a realistic expectation for a new Oos investor.Overall you should find a good investor friendly agent in your market you want to invest in and have him/her start sending you deals.

We are in compressed cap rates in the current market, so 1% rule is harder to come by esp in the a/b class markets that tend to have higher appreciation potential.The city likely has higher cash flow, but investing there is not for everyone. 

IF an A+B loan is obtained, are you limited to 10 properties or since there are 2 investors would that limit be 20 for standard loans?

@John McCoy if you are assigning the contract to the buyer, then yes you need to show the seller your A-B contract with seller, as that is what he is paying your assignment fee for.

With AB 1482 it is a little unclear if I need to provide rental assistance and if I am exempt.

I only have two rentals and this is my current formula for annual rent increase for current renters.The greater of 4% or 1/4 the difference between current rent and Zillow Estimate not too exceed California AB 1482 which is capped somewhere between about 7% and 10%A concrete example:Current Rent $2937Zillow Estimate $35924% = $30541/4 Zillow Diff = $31015% base + 6% CPI cap at 10% = $3231In this case the increase would be $3101Note my rentals are EXEMPT from AB 1482 but I do honor this because I believe it is the right thing to do.