Additionally AB2533 should grant more flexibility courtesy of its language to limit the city "impact fees" - like that $8k number - so that a good chunk of those fees can be waived since the state is now supposed to reimburse the city for those fees in lieu of you paying them. 

I could be wrong, but the only way to make lots of money is to make educated bets and execute them.

I wish them the best of luck, but I'll bet the execution of that business plans goes sideways and in then end the proforma gets trashed. 

It seems like investors strongly bet on appreciation here which I dislike.

I bet short term rentals can work right in your own backyard!

Prepayment Penalty (Defeasance, Yield Maintenance, Flexible Prepay Options): What is defeasance and how does it work?

In addition we would like the flexibility for me to be able to supplement my income or leave my employer as we see fit.

Buy quality assets with NON section 8 tenants that have 700 fico scores thats safe bet in the US>  And what I do ..

Your best bet is to consult with a good broker that has experience with business insurance and RE.

In my experience, it’s all about networking with local contractors and being flexible with your plans to stay ahead of any issues that come up.Happy to exchange knowledge!