As a neighbor, personally I don't care if someone smoke a little weed every now and then, but if they are smoking non stop 25 times a day, you might lose a good tenant over that. 

When you say "we," are you speaking about your business or your personal tax returns, or does your business flow into your personal returns because you file as a sole proprietor?  

I was wondering if there are any recommend in-person meetups in the LA area.

The lower barrier to entry would be excellent for my personally smaller net worth.

I personally recommend checking Columbus OH - lots of job growth, population growth, and major companies moving and developing here.

That's it, but a) print out a page for each property you think is comparable, b) make the list of repairs long and inclusive of everything you've done. c) Put larger items first like kitchen remodel......and don't just say 'kitchen remodel', list things like 'custom backsplash tile/Bosch appliances/recessed can lighting/pot filler/etc. d) Cite the price/value of the work done, and don't be afraid to be generous.

Owner financing and HELOC on personal residence How did you add value to the deal?

I personally don't like the idea of using OPM as is often recommended for people without their own capital.

What I personally do is I will hire a local Civil engineer who has done subdivisions in the jurisdiction and I will pay them up front for a detailed feasibility study.

I’ve met most of my partners through in-person events because it’s easier to get a feel for someone’s personality and long-term vision.