Uniqueness is key.

Nothing new there, it's is not a uniquely CA thing, it's the US nation as a whole. 

This area has a unique mix of affordability, beauty, and rental potential that makes it a standout choice for real estate investment.

@Michael ReilmanKohler and American Standard both make great toilets, but Kohler toilets have unique parts that you can't replace at Home Depot or Lowe's.

Obviously every situation is unique it's on you to check with your intermediary and lender to determine what price range would be realistic to start looking for deals in before it closes so you are ready to roll. 

Look for CPAs who stay abreast of evolving tax codes related to real estate and possess a comprehensive understanding of deductions, credits, and depreciation strategies unique to the industry. 

I try to evaluate a unique property 2-3 different ways, then make a highly educated guess based on my knowledge of the market.

Everyone will tell you it’s great to get started early, or you can just move after a year, but in the current environment in our region the rent your property will generate after you move out will likely be less than your mortgage, if you are tied to the area and feel confident you want to stay in whatever property you buy for 3-5 years go for it, if you want flexibility rent and throw that money into and index fund. 

Hostfully seems like it will cover the basics we need, plus it has some unique features that others didn’t offer.

The smaller more nimble banks such as state chartered or regional banks are better able to service you.If the LLC that owns the property is part of a legitimate business, is profitable, then you stand a good chance of securing some kind of funding.