I have to check on codes/laws/regulation, but I know CA is on a high of making thinks convenient to build those at the moment.

So, I would only recommend doing it when there are synergies to take advantage of such as the partner having a skill like HVAC, interior design, accounting, etc. 2.

So if conventional primary residence rates are that high, par rates on investment properties are generally higher. 

We are NOT a fit for low quality assets such as C/D or uber high input such as sec8 or mid/large MFH.

If you have large debt with a high interest rate, I would consider paying that off before getting started investing in real estate. 

If prices are too high people will just go elsewhere.

If you’re below $275K, focus on high-impact upgrades like improving curb appeal (landscaping, fresh paint), refreshing the kitchen and bathrooms (new hardware, lighting), or adding energy-efficient features (smart thermostats, LED lighting).

I'm currently with an investment brokerage but my end goal is to be an investor and feel the big shoes my parents are leaving me with! 

Being a NYC resident (originally from Long Island), the price of entry in the area is on the higher end, so I've been considering some options in the NY Capitol region, as well as NJ and CT.

This would end speculation and bring you a lot of credibility.Please post a deal that meets the criteria you claim you have "tons of examples" of.