B neighborhoods present a sweet spot for investors, balancing potentially stronger rental yields with manageable property values.

Of course, Down payment assistance is available and the you can negotiate closing costs in certain circumstances but your chances of doing both are only reasonable if the property/seller are in a tough spot and the property isn't popular on the market.  

You will typically have to build new spot footings below the first floor to tie into the new 3rd floor.

Interesting spot you are in.

It looked fine to me when I was up there, standard fiberglass rolls in every nook and cranny, and I didn’t notice any spots that were lacking.

It sounds like you're in a tough spot trying to navigate the expensive Bay Area rental market while considering your options for real estate investing.House hacking in Oakland can indeed be a viable option, especially considering its proximity to San Francisco and the potential for building equity rather than continuing to pour money into high rental costs.

I think she is spot on.....I wish she were not right, fiberglass is a quick install.

Lake Norman is a great spot

Also for appliances I recommend a scratch and dent spot.

Being a Bay Area native I would say your list is spot on.