Besides lists from the tax assessor, how are you finding your deals?  

It’s still relatively affordable compared to bigger cities, has strong rental demand, and no state income tax, which is always a plus.

Especially if your son could then try to sell his primwry with the ADU under the sec 121 tax exemption I wonder if he could sell you the land?

You could structure the deal as an installment sale or a lease option so the property owner doesn't see a large capital gain tax payment for the sale.And good on you for helping out!

The use of the accelerated depreciation strategy helps real estate investors to reduce the tax liability immediately which therefore increases their bottom line due to the offsetting of income.

Note that the diagram doesn't consider tax implications—that's another important factor you'll need to include in your decision.

As a contractor I had to work for money, be at the mercy of the customer, jobs and timelines never seemed to go as planned, only to pay tax on the money I worked for.

but keep in mind CA has higher taxes and reg fees and I’m not doing more than 1-2 flips (short timeframe flips)  a year and many years do 0 flipsDo most flippers put flips into LLC Or in personal name (sole proprietor)  in CA (where you must pay $800 yearly plus accounting and other fees $300to $600+ yearly to maintain LLC) Pros for personal name-save on taxes accounting.

If you haven't aggregated properties in prior years, you must attach a statement to your tax return in the first year of aggregation, identifying the properties and explaining why they meet IRS guidelines.This post does not create a CPA-Client relationship.

You have the ability to sell while limiting your capital gains tax because you lived in 2 of the last 5 years.