Why someone willingly wants to work with a government agency that will slow down turnover, dictate rents and rent increases, and dictate repairs is beyond me. 

Lastly is your listing details; they read with all the story telling and excitement of a furnace repair manual. 

Start by thoroughly evaluating leads for profitability, calculating ARV (After Repair Value) based on comparable properties sold in the area within the past six months.

The property manager should be involved before you buy any property to give input on due diligence, how to increase income and reduce expenses, and to make repairs or improvements to maximize occupancy.Excellent property management is critical to your success before, during, and when planning to sell or refinance.To your success!

I am NET cash flowing just over 1k (includes maintenance, repairs, cap-ex, vacancies, utilities), which is pretty good considering this is in SoCal.

I used 401k loan to get money for down payment and repairs.

Remember, turnover is one of your most expensive costs, so try to eliminate downtime and repair costs by doing it right the first time.What are your tricks when it comes to renovating or maintaining rental property bathrooms?

You don't want negative feedback on your review.I don't like to make repairs. 

First you need to learn to separate the following:Maintenance: usually things related to wear & tear or tenant damage.Repairs: usually broken items like doors & windows, caused by tenant or nature.Capital Improvements: usually expensive things that wear out: hot water tanks, furnaces, roofs, etc.The seller is correct that Repairs & Capital Improvement items should not be a factor for awhile (ALWAYS get your own inspection to confirm).

What is the loan-to-value (LTV) or after-repair value (ARV) ratio that you offer?