I’ve seen Windsor hills and it looks nice, hoa seems high though.

I too live in Marin, and feel it is a solid long term market for apprecaition, and utilizing the power of principle reduction.When it comes to refinancing, figure out what the loan costs will be, then divide that buy the monthly savings with the new loan in order to determine how long you have to maintain that loan to break even. 

Some high and lowlights:- I had one tenant that brought German cockroaches in and then blamed it on me- Same tenant asking if her daughter can visit but failed to mention it was 5 more very noisy people- another tenant having constant loud arguments with his gf- tenant saved some of my stuff when the house flooded due to a pipe burst and another time during a monster rain storm.

@CraigIf you have two offers with that high of down payment already you must be living right!

Knowledge is power. 

If you have large debt with a high interest rate, I would consider paying that off before getting started investing in real estate. 

Like you we had 3 teams of two door knockers  2 for safety one women one man.. and we door knocked every NOD in our 2 mil MSA  all to boil it down to if we were very lucky to get 2 to 3 deals a month.. now we were a little different I only would buy very high equity deals.. and we leased back .. because as you state 99% don't want to leave.. 

Unfortunately, you have no power over the tenant until you own the property.

Its money well spent land development is high risk high reward.. depending on Jurisdiction. 

Since the contributions have to come from the business income (PM biz) it’s not likely you’ll come close to taking advantage of the high contribution limits of a Solo 401k.