This could be very difficult if you are going to self-manage, as you will be turning units every year and dealing with a lot of repairs.

Let’s look at the math.Pre-Covid, the National Apartment Association (NAA) released data showing that the average renewal costs between $5,000-$10,000 per unit.

They do it across the board so all their units have to pay the higher deposit.

Account Closed I have had tremendous success using direct mail and mailing the owner of record where the tax bills get mailed to.Generally, property management companies don’t pay the real estate taxes so this gets me right to the owner.Targeting wise, I would just do a zip code filtered by unit count using a service like listsource.  

Investment Info:Small multi-family (2-4 units) buy & hold investment in Duck Creek Village.

If you’re just starting or want to minimize risk, house hacking is a killer move—grab a duplex, live in one unit, rent the other, and let it pay down your mortgage while you scale up.

I've found some construction companies that specialize in ADU (Additional Dwelling Units) conversions/construction in SanFrancisco and San Diego but not as many in LA. 

I was budgeting for 10% per unit (about $50) but unfortunately my current company has a minimum of $75 per unit, giving me a monthly of $300.

or did a sheetrock panel get soaked and fall?

Sometimes an $800k 4-unit could be a better return than a $300k 2-unit...or visa versa.