Congrats on your success in acquiring the duplex that now will yield 6.5% cap at current lower rental rates. 94115 is a great zip code to be in.

.- Who better to show the house and speak positively about than a current tenant?

Do you currently work with an expert CPA who is helping you maximize tax breaks with your real estate investments?

Tax on Appreciation is deferred and can be put off indefinitely with current rules.  

I am not sure how saturated that market is (both with properties and managers) but the first question you should ask yourself is is the market underserved and how can you improve the current offerings to local owners? 

Rates will range from Prime (currently at 7.5%) to Prime + 4% (11.5%).

My husband and I each have a ROTH IRA, I have a 403B and 401K, and he has stocks and options from his current and previous companies. 

In CA currently only MF properties are rent controlled.

So i am not currently actively seeking brrrr opportunities (but if one fell into my lap, i would no complain).Likely the most sure value add in So Cal at this point are lot splits.  

Raleigh's current market isn’t known for many off-market deals in high-appreciating areas, as sellers here know they can still get top dollar by listing.