Perhaps I have an odd case but I paid $1.35M or $455 / sq ft for a 3,000 sq ft duplex on a 7,000 sq ft lot in Los Feliz.Once I add the ADU complex, which will be around $350K, it will be a quadplex, 4,600 sq ft of living space. 

This residence features 3 bedrooms and 3.5 bathrooms, encompassing approximately 1,700 square feet of living space.

Simple touches like fresh paint, landscaping, and clean walkways can make a big difference.Highlight Key Features: During the appraisal, point out any high-quality materials or unique features you've added.

A property manager may be a hard egg to crack but once cracked (built trust or relationship), they can open many doors since they can be your advocate and have access to many homes.this is the case with apartment complexes.   

I can see how starting with a 4-plex could provide better returns and learning opportunities without an overwhelming jump in complexity.

Honestly looking at your situation I'm not sure I would recommend you do the taxes yourself,  change of accounting method (F 3115) isn't easy for someone that hadn't done them before these online software companies make things seem easier than what they are, they are good for less complex situations. 

I'm an investor as well as CEO of a property management company that works with many out-of-state investors, especially from California, for exactly the reasons you mentioned – high prices and complex tenant laws.

Whether it’s developing new housing complexes or refurbishing existing ones for higher-end rentals, the opportunities for capitalizing on this growth are vast.The decision by Anduril Industries to set up shop in Columbus is a game-changer, signaling a major shift in the city's economic landscape that savvy investors should not overlook.

The art is in accurately projecting numbers, which is notoriously difficult.Forget complex investing strategies as someone new to RE. 

Curb appeal for higher-end properties will be much more important, especially when it comes to marketing - most ads and main listing photos feature the front of the property.In this case, I would consult with a professional - i.e. landscape designer or stager.