Sorry to be a downer, but IMHO the best photographer on the planet isn't going to fix your problem. 

What I have learned so far in 48 years on this planet.1.

Thanks @Jonathan Greene, Really appreciate it!

grass is not always greener.. nothing wrong with owning super stable valuable assets that just pay your mortgage.. the little bit of cash flow you might make wont make up for the risk by swapping your basically risk free stablized assets in one of the strongest markets in the country.

It does not matter if its the greatest deal on the planet, if the team is inexperienced they will get crushed and if there are delays, change orders and issues that arise it can take a project that looks good on paper to one where the shovels stop and project gets abandoned and investors lose.

It's a different planet.

generally, anyone on planet earth can invest in US property with 50% LTV using hard money lender financing.Just don't complain about the LTV, refinancing regulation, and interest rate.If you're looking for seller financing, just think about it, if you're seller of hot property market in California, will you sell your house to someone that you don't know, without established credentials, to someone outside US while local folks are ready to give cash offer.

So, while I once thought having no HOA was the greatest thing ever, I think the HOA versus no HOA is one of those "grass is always greener" situations. 

But starbucks lease is one of the most complex leases on the planet.

@James Canoy I really truly love my wonderful step mother but she is not the most financially intelligent person on the planet.