The LA fires will drive rates up for everyone and is now a major line item expense.

Your drive and determination will take you far—keep pushing forward, and success will follow!

Is it fairly priced for the size, location, quality, and other factors?

The cash on cash number is what I liked about it and I think the Capex will not be a big factor because of the Tenants already are there and have been there and want to stay for long term so vacancy was set lower.

Factoring market conditions at the time of refinance, I negotiated a lower rate and conceded a lower term anticipating rates to normalize in the 4%-5% range by 2026.

Additionally, are there any other factors I should be considering when purchasing a duplex or triplex?

Buyers don’t care if you shelled out more on the rehab, if you’re priced too high, you’ll end up sitting on the market way longer than you want, driving up holding costs.Lastly if your buying on market, REO or Corporate sellers are dominating and not as willing to negotiate as owners would.

I mean by safest is on the volatility, for example STRs have many different factors, seasons of the year, local government regs and much more.

If you're considering house hacking a multi family property, some lenders might be able to factor in potential rental income to help you qualify.

Not sure your situation financially but even your $100,000 HELOC is going to probably run you $12,000 additional each year in expense that you've got to factor in.