The down payment might be closer to $30k vs $80k with a more traditional loan (we don't plan to live there).  

I'd try to find something closer to turnkey, but make your space comfortable.

We are not investing in tech startups here.In negotiations, you might not always get down to the exact current income value, but by anchoring your offer on the facts, you can often pull the seller closer to a realistic middle ground.

I was thinking of changing my plan and looking somewhere closer where the travel distance to my job isn’t that much.

I could go this route, but since this is California, I'm wondering if it's better to get more personalized help closer to home.I'm also happy to consider non-Bay Area alternatives (with meetings done over Zoom) if anyone has a lawyer they particularly like.Thank you for any advice and recommendations!

I would put it under contract estimating closer to $35k rehab cost and then adjust post inspection and after getting bids in.

And then hold.To me, I'd suggest you look at smaller towns that have good schools and are close to cities so that you can get houses closer to that 200k or less mark yet still have a shot at decent appreciation and decent rental increases over time.

I'd build not buy in columbus you can get much closer to downtown than the really bad neighborhoods all these realtors are going to send you to. we build small multifamily for out of state investors right now. 

I am a fan of investing closer to where a person lives for the following reasons that are personal by me and not necessarily something that is a requirement for others.  

I prefer the cleaners coming closer to the time of the next guest than immediately after the last guest leaves (normally this is only an issue during our slower season).