Oakland is another story Not sure you can compare to Sf the crime there is pretty nasty I used to work in downtown Oakland and it was fine in the 80s  Now I wont even go there..

For example, single-pane windows can make heating and cooling more expensive compared to double-pane windows.

@Mike H.I think it’s funny you compare buying rentals in 2010 to today saying it’s apples to apples.

When I convert it to a rental, I'll take them down for light fixtures, so long as comparable rentals don't have ceiling fans. 

It’s best if I start interviewing both, so I can compare the two. 

LendingOne charges 1.75 points as doing-business fee, but if I qualify for 4.5 and compare to banks where I'd pay 1 point to get 4.5---  with no hope of fast closing, among other drawbacks---  1.75 would be alright.

Compare rates, fees, and customer service when choosing a lender.

Your rental returns will be low compared to your purchase price. 

You might have to start small, however, I know a builder here in Charlotte, and he said a builder should make about $40-$50k per house, and I think that might be around a 20% margin so figure that in as well and compare it to your market.If the ad business is running on auto pilot I'd keep that going for additional cash flow.You can also look at buying distressed properties and revamping them to BRRR or Flip, again, since you have a great construction background.Rentals and STRs can produce $30k net a month, however, it might take a number of them.

Since you're living there you're at a huge advantage compared to OOS investors like me.