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congrats on the Naca program I have sold a  handful of my OREO to Naca buyers.. its a great program takes some resolve to go through their initiation process. 

Get it under agreement for less than asking price and offer to bring the loan current and have them carry that loan.The way I see it is they are just getting MLS properties under agreement - the last five I looked at had been sitting on the market for more than 150 days (overpriced) because the payoff of the loan would not be satisfied at lower price point. 

Don’t forget. 2024 rent cap was 8.9% so you may never get “market rent”.

Never considered it a market to invest in.

Purchase price: $35,000 Cash invested: $35,000 Sale price: $110,000 A fix-and-flip project purchased off-market from a tired landlord involved buying a distressed property with significant deferred maintenance.

What makes something a "deal" today is not yester-markets.

The issue I see is that market has historical appreciation below average (not bad, but slightly poor).  

How do you go about determining market rate?

The zoning changes will make California a hot real estate market.