Since you have mentioned cash flow is a big part of your goals - have you thought about private lending?

So the effect is a confiscation of private property and a transfer of the property for no cost from the landlord to the tenant. 

One theory is that the investors see population increasing in these areas and are willing to deal with the ridiculous local laws This actually isn’t even necessary true, the placest with the biggest per capita housing production or “investment” is in the sunbelt, the expensive cities produce a shockingly low amount of housing, obviously zoning laws play a huge role in that as well, but even when you looking up institutional investment in existing properties it’s mostly in the sunbelt, most people who own big buildings in hcol areas just bought them decades ago when they were much cheaper, even D.C. has has like a 4-5 fold increase in value in some areas in the last 15 or so years.

Private firm?

As the Branch Manager for RBI Private Lending in Texas, I specialize in offering flexible financing solutions, including bridge loans, construction loans, multifamily financing, and DSCR loans.

How would you approach the seller to plant the idea of seller financing.Your best bet is to LBO the acquisition through packaging the business into a CDOYou'll take that CDO to private or commercial investors  

I think the biggest reason for REI losing money on a property is they lack the ability to accurately analyze Markets. 

My biggest concern is that some of the houses right across are multi-family duplexes.

The biggest challenge is all realtor appraiser are an in the moment snapshot. 

FinCen not having your correct "STREET" address, no PO Boxes, and no private Boxes are allowed, and you would be in violation.