You will never catch everything before buying and real estate is an endless learning process but by catching most of the items the small little things won't take down the investment.Each type requires more or less work for return and a different loan structure.

I'm just looking for any advice someone might be able to share that I haven't read yet in the endless hours of reading the forums, thanks.

I mostly blame my naiveness in humanity and eagerness to get the project going.. here are many of the items (not all):All 3 HVAC units went out in the first 3 monthsBoth "high end" endless water heaters died within 6 monthsThe 1918  LEAD pipe entering the home burstSome lighting was found to be battery operated instead of electricUnfortunately a rock from DC water entered the piping which resulted in multiple cancelations and major repairsNo insulation between the upper and lower unit resulting in numerous noise complaintsPitch incorrect in back yard which results in floodingPlumbing piping incorrectly sized throughout homeAll gas lines removed and everything replaced with electric to pass city inspection easier (only house on the st without gas)Oh yeah, furnishing a two units that can sleep a total of 16 people is not easy nor cheap (especially with a puppy).

I grew up in RHode island then moved to Miami at age 26 ...stayed 15 years then moved to Loa Angeles, which was amazing for the climate and endless things you can do.

The possibilities are endless.

My options are pretty endless, and that higher paying W2 income DEFINITELY speeds up your investing career. 

Generally, I would only charge late fees to habitual offenders, especially people who don't communicate or who give me endless changing excuses or to people who are going to be evicted.

Most applicants come in with credit scores in the 400s-500s with several evictions, criminal records, and/or money in collections from other debts.Due to our loan terms, we can't sell this property for another 5 years without taking a crippling hit.We are more than willing to put $ into this property, but not if it's just an endless sinkhole without any return...Can anybody offer any tips/or suggestions for this situation we have found ourselves in?

I understand traveling 1-2 hours opens up almost infinite options, but CA just seems like such an endless variable/huge risk ratio.Examples;About 2 hours north you can buy a 1-2 acre parcel with lake views, for as little as $7K.

Do everything you can to learn and minimize that risk, but remember you don't have an endless amount of time to figure this stuff out and conditions are never going to be optimal.