You may have to search a bit for the right contractor or engineer - sometimes I see one solution dominating in an area - "that is how we always do it"  Thanks for the input - yes, it sounds like the specific area this house is in is particularly bad for foundation issues.  

Hi @Chris PrimaveraDef sounds like still in the info gathering stage.

@Jimmy S.You're missing out on $600-$1100/mo in rent which translates to $7200 - $13,200 per year.I understand you have a good long term tenant, but that is a lot of money being left on the table.This may sound harsh, but your tenant is replaceable.

If you put in the effort to source the right opportunity, you’ll find a way to fund it—even with minimal personal cash investment.It sounds like you already have the skills and experience; now it’s just about structuring the right deal.

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

I have heard from people I know near the fires (including one who's house is the only one left on his block in the Palisades and one in a similar situation in Altadena) that smoke damage was not covered by their fire insurance..Hard to say what I'd do in your shoes since it sounds like it's more than a financial investment.

MTR sounds interesting to look into. 

Sounds like you are a buyer, so you should know that the buyer's agent has to have you sign a buyer broker, the game changed last year but did it..

It sounds like you've got a solid foundation and a great game plan, especially with your background in North Padre and passion for fishing, which could really set your STR apart.

———————-Jeff FilaliThat’s solid - sounds like you’ve been in the game a long time and know the market inside and out.