I got faith that my "BP Fam" can shed some light on this for me, so big thanks in advance.

For us, we implement novation and creativity when sellers want more than what we can offer in cash.

While it's speculative, if you're comfortable with a 35%-40% down payment, refinance and pull most of your equity out if rates come down in the following years—a strategy implemented time and again by experienced investors.

Many CA investors find the Reno Tahoe, NV market appealing  because of the various strategies that can be implemented like buy and hold STR or MTR and the close proximity to CA. 

There are many factors involved.I think you have pointed out some good ideas and noted that they work for you, perhaps other can pick up on some of your ideas and implement them and be successful on a personal basis with those appraisers that are recpetive.

If you make it "generic" and try to push rents, you will get some alright tenants, and of course, if you have a dirty property with half the lights burnt out, you will get less than stellar tenants.

Oftentimes that's the case when HOAs implement rental restrictions. 

We did a light rehab which included paint, carpet, fixtures, turf in the backyard, and a new roof.

As always, I recommend discussing this with professionals in order to ensure it is implemented correctly.Have you considered cost segregation studies for your estate plan?

Or maybe even just focus on properties with a very light rehab?