A few more "common sense" steps would be to mark depth, post "at your own risk" signs, put "at your own risk" in listing/guest agreements. 

Goal is to get it up to 11%-12% CAP within the next couple year.

A common misconception is that real estate properties under $1M have a smaller tax basis and therefore do not benefit from a cost segregation study due to the associated fees.

Your goals sound awesome.

There are a couple of others less commonly used. 

My original goal was to buy a rent-ready duplex and house hack, but based on my pre-approval and what I’ve seen, most multi-family properties in my range need renovations. 

Now consider this: all the groups people are spending fortunes to target—foreclosures, absentee owners, probate leads, tax liens—what do they have in common?

I have been listening and tuning into real estate rookie for over 2 years now, I have also been on YouTube university and watching and learning a lot about REI for over 2 years now and I am ready to apply what I know and get started my biggest goal is to get another deal under contract I understnad their will be trial an error but I'm excited about this.

I know your goal is to BRRR.  

As for the areas to target, my goal in getting our feet wet as real estate investors--and since we plan to be living in Sac--is to find a property we can live in while renting out one or more units to help cover our housing expenses, which we can then hold and continue to rent out when we move.