Sellers rarely mind the low deposit and extended closing period due to the nature of the property, or at least they can be made aware of the fact that their lot has issues that will take MY time and MY money to solve and then they come around.My terms on the flip are: Minimum 10K spread between purchase and flip value.  1-2K deposit upfront to hold the property for 7 days then the deposit becomes non-refundable after the 7th day and the buyer has the same amount of time that I originally negotiated with seller typically 8-12 months(its a purchase contract but because of contingencies its essentially an option).  

While finding a local CPA is important, consider the option of working with remote professionals who specialize in real estate and small business taxes.

If I were you keeping the property as 4 units and renting out bonus unit under the radar may be your best option especially if you plan to refi or do HELOC while occupying. 

Another option is to invest in the market instead of paying down a mortgage.

Either would be a great option; I'd probably choose Roseville because it's more established, but the City of Elk Grove deserves a lot of credit for its impactful growth programs, so it wouldn't be a bad option. 

Or perhaps I am not considering other options, so I am seeking help from this wonderful community.

I also know a few property managers I can recommend who are responsive and experienced with investors.Let me know when you finalize your travel dates—I’d love to meet up while you’re in town and show you a few options!

However, it will be hard to make the numbers work if you are borrowing 100% of the purchase price.As others have said, house hacking is probably your best option right now.

And you may not know the answers right now because you may not have much experience with each different option; and that is okay.

These companies invest for long term growth.Here's why exploring these options could be a win:Less competition: Fewer investors might mean you snag a better deal.High growth potential: Up-and-coming areas can offer excellent appreciation alongside decent cash flow.Unique opportunities: Discover niche markets with specific tenant needs, like student rentals or corporate relocation hotspots.