If you're able to, start networking at local Milwaukee real estate meetups---this is the very best education and inspiration that you will ever find--I started real estate by signing up for a guru program but by far, my best education came from speaking to other active local investors who are actually doing deals or have built financial freedom---the nationwide guru program only taught about flips and rentals but there are so many different strategies that locals have and are successfully doing.

I also agree always raise rent by minimum of $25 except for rarities such as 1st year of covid.However, I will turn around the statement “A tenant is unlikely to move for $20 a month.” to “it would be a shame to lose an outstanding tenant for $20/month”.  

Seems like an outstanding opportunity for those who see the possibilities, can property evaluate the risk/reward opportunity, and can execute.Every suggestion that I had in my post I believe has large possibilities but because the San Jose ADU lot split rule is already approved, it seems like an almost cannot miss (assuming no RE crash).  

Seriously though we’ve worked together 20+ years and he is a very knowledgeable and reliable, nationwide go to investor lender.

I've requested contact from companies like Nationwide Mortgage Bankers, Express Capital Financing, LendingOne and Easy Street Capital.

I would strongly recommend to connect with @Joseph Chiofalo they are a nationwide investor focused direct lender.

Since I've been told the insurance market is really tough right now in California with most of the big companies (Nationwide, Allstate, State Farm)  not writing new policies to new customers, I'm trying to do a change of broker to a different Safeco agent.

A wave of MF completions is now swelling, with the industry on pace to deliver over 650,000 units nationwide over the next year.

That is what all the hard money lenders do, and it allows them to lend nationwide without getting tagged for licensing issues. 

Don't trust a company - especially not some large nationwide corporation, which employs people you have to track down!