My targets from my basic initial research is Texas, Michigan, Pennsylvania and Ohio. 

The one that's short term and don't cost me a lot to initiate/originate.

Thanks again to everyone who is reaching out I feel confident that I will be able to move forward with at least one of the contacts made since my initial denial. 

There are many reasons that adding a single ADU in southern CA is a less than ideal RE investment (i will post a list at the end) but the negative initial equity is a primary reason as the initial negative equity position consumes the initial cash flow and can take many years to recover.As for converting your home to a rental….

I've been running the numbers on different properties using a variety of online calculators for properties that I initially thought looked like there may be potential.

It is easy to initiate a trustee-to-trustee transfer between firms.

They should be found early on by talking to other investors or your investor friendly Realtor.It is through effective property management that your money is made besides buying well initially.

To fully illustrate this, there was a poster who was looking for 100% financing for construction in Philly but also wanted the lender to advance costs for the initial phases of construction.

Quote from @Jin Zhang: You initiate the process by filing a 3-day Notice.

EXAMPLE: you can probably send out the initial eviction notice yourself and then forward to attorney if a court date is needed.Regardless, it is our opinion a landlord should START the eviction process every month a tenant is behind, no matter their excuse.