While there is still have some new home construction activity in Inland Empire, it pales relative to last up cycle.  

If the utilities are in their name they might remember to shut off the water while they chat and if they don't no skin off your nose.Another thing to keep in mind is that sewer charges are often related to water consumption so excess water use bites twice.Sure once in a while you may get a tenant that stiffs you and if they have other damages you might end up eating the cost of a few months of utilities once every 10 years but that pales compared to the lost funds when you pay them yourselves every month on every property for those 10 years.

I looked at the crime map and it shows that while violent crimes do exist in those neighborhoods, they pale in comparison to some other neighborhoods.

Yes, we have stocks and Index funds but they are just numbers on a ledger we get every month, and the returns pale compared to what we make as land lords.

Quote from @Michael Paling: I'd always planned on my first investment to be house hacking a duplex.

@Michael Paling thank you for your response.

Quote from @Michael Paling: I'm sure that my advice will vary depending on everyone's location but give your Housing Authority a call.

Installing submeter on the "back end" of the unit #1 is very easy and pales in comparison of the cost of SD water utility installing it for you as a separate meter. 

Most units only make sense between $40k-$60k/unit.  100% agreed, when I run my numbers of what's regularly advertised at a nice 10% cap rate on the MLS descriptions, it ends up coming up at a pale 7% almost all the

@Christopher Pearson BiggerPockets and REIA meetings and books can provide a good foundation, but in my mind, they pale in comparison to a good coach.