No management costs?

It's pretty wild to me that CA properties HAVE to have solar and EV chargers...Adds so much cost. 

Providing relocation assistance to tenants, for example, if I want to sell the property or move back in - this can range from one month's rent to thousands of dollars (e.g tenant has a disability, minor children, elderly it will cost you more), depending on the city.

However, I still struggle to understand the art of estimating rehab costs. 

Low cost housing is a huge motivator to change behavior and keep their housing voucher. 

This could easily cost you $10’s of thousands if you plan to stay in the home 5+ years when you return. 

Because of cost, duplexes are are a better choice and compete well with SFH and or apartments. 4.  

I have a large lump sum saved in an investment account for down-payment and any additional costs.

To Sum it up, its a good idea if you can exceed the cost of capital (higher rate than your cost of debt) with what you earn on your heloc/debt you pull out and invest.The question is how much gains above is enough to substantiate the risk of your variable interest rate, well thats up to your personal investing criteria.

PS5, TV and two gamer chairs is about the same cost or less than an arcade unitThis is true and that is why I have Xbox in my cabins.