My business partner (also my spouse) and I are trying to determine what we should do with our one and only rental property.It's a SFH in a "suburbia" neighborhood on the outskirts of San Antonio, TX (specifically the Converse/Live Oak border). 

Look up Loopnet San Diego, Carlton Oaks Drive, Santee, CA. 

I placed an offer on a duplex in Fair Oaks - complete rehab with machanicals and what not, all cash - place received 47 offers and sold for ~30% above asking

Southern orchard, old oaks, green acres, linden area are all great places to look at.If you need any help please feel free to reach out I would be more then glad to help you find those good deals!

Out East, I know investors who have had great experiences with Charter Oak CU, Dime Bank, and Jewett City.

The combination of cash flow, appreciation, house paydown equity, and depreciation makes it pretty hard to go below 15%, even with a yearly appreciation of 1 or 2%.Re house hacking a duplex, I never really thought about that, but in the area I'd want to live (studio city/Sherman oaks), I think a duplex would run at least $1.4mm.

Too much risk in the HOA and building issues that are surprise costs.Non-FANNIE, non W-2 lenders that do 30 yr asset based loans:   lima One,  Angel Oak, Finance of america. 

The locations I am considering, in order of preference: Woodland Hills, Tarzana, Encino, Sherman Oaks, Calabasas.

Around here, my favorites are Middle Oak (for portfolios of 11 doors or more) and Red Shield (for smaller portfolios).

I do know of an investor where the bank made the threat, the investor called there bluff and said "go ahead, I can't pay it and you will have to foreclose" and the bank decided not to as they were receiving timely payments.