Our houses in the $1,195-$1,395 range are renting within 25 days while the higher rentals are not getting the traction to rent quickly.

@Aaron Dixon Welcome to the bay area.Lot's of options and differing areas all within an hour radius.House hacking would be a great way to enter the market here.I'd suggest deciding how far (long) you are willing to commute and narrow your buying / living range accordingly. 

As of right now, all I see are properties in the 140k range with 10-12% CoC.

The transfer fees/taxes for the deed can get into the $400 - $500 range for each of these. 

Most range from $30-$50.

.- Total cost of these projects would range between $390k-$550K.

Stats on the house:Approximately 2400 square ft.1st floor -            - two full bathrooms, 1 large living room (14x16), 1 small living room (10x12), and kitchen(10x12)2nd floor            - One large bedroom (14x16)            - Two smaller bedrooms upstairs, but you have to walk through one bedroom to get to the other.Comps in the area range from 220k - 300k.Rentals Comps would be 1700 - 2200.The front of the house seems like it would be "picturesque" for small venue events. 

.+  Waterfront property prices range from $500k - 2M.+  Across the street properties start at $400k.+  I am all in on my waterfront for around 600k and bring in about 50k income. 

It's great to see a range of options that can cater to different interests and skills.

Penalties range from losing rental assistance to prosecution and imprisonment.