My plan is to do small value add upgrades while I am living in it.  

Thanks in advance to everyone who shares their thoughts.Hey Greg, I’d recommend buying a multi unit property that could use minor upgrades and buying all cash.

One word of caution: the court orders typically allow repairs to make a home habitable, i.e. rent-ready, but not cosmetic or similar non-essential repairs, like upgrades or additions.

Did a 125k upgrade to unit, but now need to make income.  

Tenantcloud is definitely more comprehensive and has more up-gradable features via reports and such, but the customer service experience is lacking.

Any upgrades needed?

Prepare for additional costs: If you’re adding units, you’ll likely need to address the water meter situation and possibly upgrade utilities.

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.

Many laundromats take card payments these days, which is very helpful in verifying revenue.Look at the lease terms – long-term leases with reasonable rent increases are important for keeping costs predictable, and can also be important for securing financing.Also, check out the equipment and figure out what repairs or upgrades might be needed in the near future.

Honestly, upgrading to a commercial-grade stackable setup like Speed Queen or Maytag might be your best bet.