what it sounds like you are asking is illegal in many ways, section 8 laws, local laws, duel contract laws that conflict, there always has been also those out there looking to catch you breaking them,  avoid it, dont offer it, dont entertain it, there is leeway up if the tenant meets certain conditions, say need 1 floor rental, if not rent may be inflated over realistic market, which is what rented at not listed at, keeping in mind sec 8 market rents also include utilities paid, you can usually reach by email fastest, they have set chart, heat type, neighborhood etc, more than listings found online

I inherited tenants in March 2024, who’s lease is ending in October 2024. They are paying $825/month. It’s a mediocre but not killer deal for me to not renew lease, rehab and rent to new tenants, as I’ll make only 8% ...

The market can shift, and suddenly the price you thought you'd get might not be realistic anymore.

Hi, just wondering if anyone has any suggestions on what's appropriate/realistic to include in buy box requirements when working with RE Investor agents.

I would guess that a 3% max annual raise is more realistic because the socialists are tightening their grip on California and pushing for harsh laws to take control of properties etc. 

I know several investors there who do ok, but you just need to have realistic expectations.

what is realistic timeline for improvements to be done ?  

. - reality is MLS listings using realistic expense estimates at high LTV is cash flow negative

Realistically, if you are out looking for these things, you will find them everywhere.

I don't mean to rain on your parade but I just want to paint a realistic picture - you can make money and lose money in RE.