You can see few areas in Riverside that are close to Anaheim and you can get good deals.

The kitchen smells of curry and I'm going to need to scrub all of the cabinets and ceiling and replace the appliances because they're caked with material.

really just the icing on the cake for your heirs. 

I didn't mention Appreciation because in this climate that is the thing that is the most unpredictable and cannot be guaranteed (nothing is guaranteed by the way) but appreciation has some skill involved but there are a lot of factors that a person can't control that affects appreciation greatly so I wouldn't count on it, if it happens then it's the icing on the cake. 

People treat appreciation as icing on the cake and in a large number of cities that should be the way it is treated. 

I won't tell you that it's a cake walk, especially if you don't have experience in property management, but if you have the time and willingness to do it, it will definitely be a valuable experience in your REI career.  

I have always invested for cash flow and appreciation was icing on the cake.  

Or is it best to leave that as icing on the cake and guarantee cash flow without those factors, or any other similar ones!

They have great cakes and cookies.

The LP equity you bring to the deal should technically be just the icing on the cake.