You can make minor adjustments based on the type of appliances (dishwasher, clothes washer and dryer, air conditioning, etc.) and the size of the rental.

If the neighbor has a tree that is in dangerous condition, you can demand that the neighbor remedy the dangerous condition, and if that tree causes you damage, you can take action against the neighbor for the damage. 

(As long as the real estate value, loan conditions, and cash flow all are feasible.)

Lots of times people have tenants in the property that are under market rent and the condition is really good.

however for one living in CA I do like Vegas personally ( I have invested there) as I have invested in over 20 states.. what I like about Vegas is the age of the homes you would buy at 500 to 1 mil.. no really nasty weather that adds to differed maintenance..

I use a neutral white in all my properties Sherwin Williams "Weathered Bone".

I've seen that typically, 30 year fixed mortgages rates will be roughly the federal funds rate +2% (give or take factoring in other economic conditions). 

unless you understand the actual DSCR, lender finance , there is no such thing as Great GP.Great GP that works in 2018 ultimately many failed in 2023 There's difference between actual marketing pitch, and actual apartment condition in practice. 

San Antonio / Central Texas should be some solid areas for BRRRR strategy - I'd be a little careful in the gulf coast areas like Beaumont though - a lot of weather risks that unfortunately keep popping up

The Smoky Mountains are a great place to invest but care must be taken in current market conditions due to the high prices in the area.