I really appreciate your comments and support thanks BP.

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This would presenting issues in UW as Owner Occupied.2.)

Short-term rentals would be a solution, but due to strict short-term rental laws in rent-controlled areas of Los Angeles, options like Airbnb are typically not feasible.At present, I have a $5 million property in Encino with two units that we cannot rent out short-term due to rent control regulations, and the numbers don’t work for a long-term rental either.

Please feel free to comment here. 

I know most people are using 70% X ARV - Repairs but how low should I go below that when presenting offers to say banks for instance.

A good broker should know where a seller's price is, and they can present the offer showing the cost involved.

(Yes, I understand comments provided are simply educational, I will consult with an attorney before moving forward.

Learn how they work now so when the opportunity presents itself, you're ready and know what is available and how to use them 4.

Prior comment of getting 15% in these investments - honestly I don’t see it because of the burden of the overhead to deal with small dollar investors.We started our fund At $500 and quickly bumped it up to now it’s $5,000 because of the costs of dealing with these small dollar investors was to excessive.