Cash flow is realistic, but quite frankly you make your money here in appreciation.

  $200/month divides into the $100K initial negative equals 500 months to recover the initial negative equity.Let's double the cash flow to $400/month.  250 months to recover the initial negative equity so over 20 years.Let's reduce the negative equity position to $50K (which likely is less realistic than expecting $400/month cash flow at that rent point), you are at over 10 years to recover the initial equity position.Now let's do it with all cash, no financing.The 50% rule state $900/month cash flow.  900 * 12/200K = $5.4% or about half of lifetime return of S&P 500, or what can almost be achieved with a zero work, zero risk CD.I see no way that someone who understands the numbers will call this a good investment.Note just because an investment is better than most other investments in a market does not imply something is a good investment. 

I would be leery of an product or service being promoted that has zero negative reviews.A 1-star review is often not realistic and will tank the algorithm in your first year for sure because it's not balanced out yet.

A few things you need to consider is how much can you realistically rent out each unit once you move out.

Now that we've had 12+ months of peak rates, I've seen sellers become more realistic. sitting on sidelines wasn't a big deal when equities market grew by 20% each year and treasuries were yielding 5%. 

Because you realistically won’t be covering the expenses of the property where it justifies the risk or investment.  

Hi @Carlos Rodrigues,Realistically, it's unlikely that sellers will get permits while in escrow.

Start with these three key points:Current SituationAssess your current or expected capital and credit within a realistic timeframe.

It’s tough to pull off something similar with $50k-$100k in a short period—it’s just not realistic.

Small upgrades or re-leasing to market rents could boost your cash flow and provide additional funds for your San Diego purchase.If you'd like, I can connect you with a lender or help you explore potential properties in your preferred areas to see what’s realistic within your budget.