It's even worse for landlords "The company is also asking for rate hikes of 38% for rental dwellings and 15% for tenants, with the rates taking effect May 1."

If I try to combine everything into one, ol would that be viewed negatively to any potential client? 

We have been doing this constantly in Boise as we are such a high appreication market, but still more cost effective than CA.

While I don't want to get myself into a negative cash flow situation- appreciation is the bigger deal for us. 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Whatever I do, I would need to do with a HELOC—effectively financing 100% of the property (down payment and closing financed with HELOC, rest of purchase financed with a mortgage). 

First of all I said Im negative on most, not all.

I heard that one of the new laws that went into effect 1/1/25 in CA requires landlords give tenants photos of any areas/issues that were a cause for security deposit deductions.Thanks in advance for any input !

If purchasing new real estate as part of your reinvestment, a cost segregation study can maximize depreciation deductions, offsetting future taxable income.For effective planning, assess how the sale price is allocated between real estate, tangible assets, and goodwill, as this determines the tax treatment.