@Lolo Druff Real Estate Investing is not like Trading Stocks or Crytocurrency.Real Estate Investing requires some deep thought and research from you as an Investor.Having 400k to deploy to multiple duplexes is a great start but you have some questions to ask and answer yourself.

There are 2 major deep sea ports in LA and San Fran for import/ export shipping, tons of natural resources and many high paying jobs such as in Silicon Valley which is the worlds premier tech hub, lots of venture capital funding for startups and many billionaires, probably more real estate investors have become multi-millionaires through appreciation there than anywhere else in the USA besides NYC… the list goes on and on. 

And unless you have very deep pockets, you can't afford to be that much off....So as has been said....hire a very experienced General Contractor and have them give you a budget number based on your SOW, (plus they will find other things that need to be done that you will not have seen).On your succeeding projects, you do a budget yourseld first, then hire the GC and compare numbers.Then, eventually you will be comfortable going all solo...but it takes time.

At the end of the day you're only going to be as successful as that team allows you to be so I would definitely advise doing a deep dive and  visiting, if possible, who you'd be investing with and where before pulling the trigger. 

I've hit it where I've given myself an almost 8 week interest free loan before and had no utilization reported, which is awesome when you're knee deep in several rehabs. 

the deep hood period.now you have Aaron driving by and saying bad neighborhood on the decline he I am sure is being politcly correct and being nice.. so read between the lines..  

The other option would be diving deep with a bookkeeper to have them help run more updated books than just monthly.

Despite being nearly 60,000 SF of land, strict adherence to the zoning code would only allow 7 homes because the parcels lacked street frontage despite being very deep.

Our pockets are not deep but we have full ownership of the land. 

But they are fairly deep scratches.