Have you done any value-added work to your current properties?

Unless you bought in D class, very low appreciation area, you should be sitting pretty. 

Nicholas makes a great point—having strong ties to a market definitely helps, and picking a random low-cost market without a network can be tough.

.- The townhouse you're moving into is currently a rental, but you plan to live there two years for the 121 exclusion.

I don't think I would be interested in renting a boat or RV....I would have it too long for that to make sense.Though I own several properties, I currently have no primary residence...  

I suggest finding one of them to do it for youMost DSCR loans through brokers have $150,000 floor with some going to as low as $100,000.

Low risk property. 

In CA currently only MF properties are rent controlled.

Well this is going to be more mandated by your investor base than anything a mentor can help you with (i.e. there are groups raising money targeting low double digit returns, with limited cash flow, and other groups that need to show mid-20s to get investor interest).Lastly, if you are looking at a mentorship: really hammer on HOW they will help you be successful. 

Or we gradually perform high-quality updates for a live-in flip, then roll the equity into a new home.Regarding rental income, we aim to boost income, lower our effective tax rate by generating more low tax-drag income with rental income (since there’s not much we can do to lower out W2 tax bills) and have retirement cash flow.To compare the financial impact over 10-20 years, we want to analyze renting versus flipping.