$31k after tax annual income - $11k rent = $20k or $1,600 per month net income left to cover all other expenses (utilities, cars, insurance, groceries, kids, activities, etc.).Median household income for 38128 is $41k or $36k after tax

I knew before I went that if we decided to invest in the “Inner Circle” it would be expensive, but would give us access to 100% funding within 72 hours, or so they said.

Also is your rent covering just PITI or total expenses?

I was talking to a RE friend.He said it's a bad time to buy* rates are high* homes are expensive in most marketsLooking to hear some counterpoints. 

IF you plan on going back someday, and this is the home you want to move back to, then renting it would be a good idea as long as you estimate that it will cover itself, or preferably, cash flow, which it appears that yours will at @ $2K or so per month (after expenses). 

California is tough because it's expensive and tenant friendly but the right areas can make some killer appreciation.

New PM's get their experience at the owner's expense and it takes at least 4 years to really get a handle on this business.

If you’re looking at retrofitting to separate heating for each unit (like furnaces or mini-splits), you might be looking at a higher upfront cost, but it can shift utility expenses to tenants and improve your NOI.I’d factor in boiler age and efficiency when analyzing deals and if it’s near the end of its life, negotiate a price reduction or a credit.

CA is an expensive market and regarding tenant laws in my eyes more complicated/difficult as a rookie landlord.

I would make one distinction and that’s between an expense and a capital improvement.