And you get feedback at a level high enough to determine how to proceed. 

I agree with the other posters...25% down seems a bit high.

If you follow my advice above you will likely buy quality by default.

My firend once had a client who did a high end remodel in a somewhat modest neighborhood.

Have to agree with most here in that a SF-> duplex conversion needs some really specific qualities to be worth the squeeze.

@Hubert Seigneur your background is highly likely to hold you back in "analysis paralysis":(Just look at how many markets you've listed to investigate!

North Park buyers might love a historic Craftsman with modern touches, while La Jolla buyers want high-end finishes and panoramic views.

With big benefit potential of possibly retaining "Graduated" persons who are now highly trained, proficient employees. 

https://www.biggerpockets.com/forums/12/topics/1122318-quality-turnkey-companies?

What doesn’t work today may work in the future.Another challenge with the traditional BRRRR model is the resulting high debt load often isn’t fully covered by rental income, especially in today’s high-rate environment.