Hi Cathy,San Diego is a great market to invest in and there are tons of people doing it but yes you may have trouble seeing positive cashflow in the beginning.

You aren't networking with the right people if you aren't going to real estate investor meetups.

. $300k loan needs to show $15k liquid assets, and draws typically require you to pay contractors and obtain a lien release before you can be reimbursed for the money you paid contractor.While I know there are a lot of people who use low money down loans to get started, it is risky.  

Mainstream homeowner policies won't cover sober living because they don't account for the risk of multiple people recovering in the same home

If I had a "party house" I'd probably look out for people with at least one review 

I have asked where else are people finding deals like this and unfortunately I dint have any answers yet.. we shall see.

My PMLs are people with self-directed IRA who are perfectly fine with 5-year term while earning double-digit returns passively tax-free in their SDIRA. 

In my experience, most people are better off just trying to sell their portfolio and buy a larger asset.

@Itay Heled  I haven't but I know some people have mentioned ALE solutions.

A tenant doesn't qualify for a S8 voucher by making good financial and life decisions, so what quality of people do you think the system is dealing with?