Even though there is low inventory, interest rates are high, and many properties don't cash flow, look harder there are always deals, you just need to find/make them.

Yes, I have been involved with several "mold" properties that still had high mold levels after remediation.  

Without the high leverage you reduce the top source of return in CA RE which is achieve via the appreciation on a high leverage property.  

I’ve seen so many investors hesitate because they wanted the whole deal to themselves, only to end up with nothing because they didn’t compromise.🚀 Lesson: A piece of the pie is still better than staring at an empty plate.2.

@Troy Parker Every time I have rented to a friend or acquaintance it has ended poorly.

Op ex ratio may end up being more like 45% or perhaps 40% with newer high quality construction.

Your LLC saves you absolutely nothing on taxes, unless you will end up making a killing on this deal or have other juicy deals - and that is a big IF.

I never did do it, I ended up selling my house that I was thinking of using for that purpose.

My recommendation would be different if you were a high-income earner or if you wanted steady equity growth.

Their interest, like a real estate agent, is simply to churn incoming flows of money at a high rate in order to get their Commission and their cut.