So the reasonable choices I see are:Bay area: Close and easy to manage, cash flow negative and speculative, non-diversified from our assets and my job.Sacramento area: Cash flow neutral-ish, have a trusted person to help in rehab if needed as part of BRRRR, too far to property manage for spouse to get RE professional hours?

Do lenders go with a neutral appraiser which is fair on a property than losing money?

Here are a few suggestions to help you get your single-family home rent ready while limiting costs:Prioritize safety: Make sure all electrical and plumbing systems are in good working order, smoke detectors are installed, and any necessary safety repairs are made.Clean and declutter: Clean the interior and exterior of the property, remove any personal items and clutter, and make sure it is free of any damage.Neutral decor: Use neutral paint colors and flooring to make the property appealing to a wide range of renters.Basic updates: Consider updating the kitchen and bathroom with new fixtures, countertops, and tile, if necessary.

Now in Winchester, VA, I am finding a more neutral, toned down color would do better.

Moving 3 college girls in, I let them choose their paint colors (they all chose neutral greys).  

With caprates around 3.75% for multifamily and interest rates around 5.5%,  how are investors cash flow neutral or positive  after mortgage payments ? 

That will usually neutralize most odors.

If the only lock is the deadbolt this will reduce tenant lock out calls & lower your lock change cost at turnover.Remove ceiling fans & pull chains or anything else that tenants can hang from or pull on.When possible remove carpet & refinish the hardwoods or install vinyl flooring.Use one neutral color to paint the whole house.

This could be something that would help to neutralize the seller getting cold feet so that you didn't have to hire an attorney to cause them to perform.

Do they want/need to defer taxes, do they need a large down payment, do they need monthly income and their if an above average rate of return over conventional 'safe money' investments is of interest to them.We are licensed in CA...so if you would like to discuss the benefits for you and the seller of utilizing a neutral 3rd party servicers please reach out to me anytime.Good luck with your deal!