It under performed, but it was my first flip.

Think of it like buying an existing performing business.

Rents are strong and you can do STR to help boost cashflow.

Medical destination with excellent care.Arts and culture of a large metro and THE BEST football team (plus the Taylor Swift boost!) 

If you have hired a specialist to perform a cost segregation study of your real estate property, they will likely use one of the six most common methodologies recognized by the IRS.

A property manager’s expertise in handling maintenance issues, dealing with tenant concerns, ensuring legal compliance, and keeping vacancy rates low can make a huge difference in the financial performance and sustainability of a property.

I think what you’re referring to is a checkbook IRA so you can bypass the custodian when performing transactions/investing and all assets/accounts will be held in the name of a special purpose LLC or Trust which is the instrument that gives you checkbook control.  

and maybe change the water once or twice per year).I always consider 40% of what sales person say, matches the actual performance.

As you probably know, California includes all foreign immigration - both legal and illegal to boost the numbers.

You could just invest in a fund that should out performed what you are doing.