Do everyone a favor and read on the requirements in the CA contractors license board on How to Become a Contractor before asking the forums.

It's a forum with very experienced passive investors where opportunities and sponsors are discussed and vetted extensively and LPs get favorable investor terms (and opportunities with institutional grade sponsors) due to the group investing at scale.  

This route may offer more favorable quotes, helping you make the best decision for your property and maintain your relationship with your current PM.

you'd need to live in it to get the most favorable loan terms. 

Just do me one little favor.

We are considering living in the property for a year for more favorable mortgage terms, and Airbnb is something I'd love to do again. 

Facts as stated sound heavily in your favor.

I would exit the California market due to the tenant favorable laws and regulations and the risk of long term population loss in the state.Be careful about paying off mortgages to increase cash flow - it may make you more money to refinance and reinvest to increase the number of units. 

Deals are few and far between and any decent deals that cashflow favorably are getting snatched up quickly.This leads me to explore another option...

He knows that area well and that would be my first stop .Secondly there were some pretty bad actors selling US props to Aussies back in 2011 to about 2016 when the exchange rate was so favorable to Aussie dollar.. but so man Aussies got totally ripped off paying 2X 3X 5X over the actual values of the properties..