Those HOA fees, special assessments, dealing with the HOA boards, and handling all PM duties and associated elements, along with working 2 W2 earnings teaching jobs were beginning to way  heavy on my mind.  

The key element missing is appreciation (both forced and market appreciation in both rents and prices).

Last year I learned from a Youtube video how to sand down the heating element because it was igniting and then turning off.

@Jesus Minier I work with my contractor on the design elements, she is a pro!

The elements needed for a crash to happen are absent currently.

You might even find a cashflow positive place near Fruitvale / Coliseum, but you're getting into high crime territory there and are really waiting for gentrification to push the undesirable element out of the area.

I always found staying within a drives distance to a property reduced an element of risk. 

Put a lot of lighting - so it will repel the bad elements who do crazy things at night.

Their website estimates apprx 140 "in CA" but I'm especially interested in why that $ is what it is...where does each element come from in Costs of Build?

we build affordable units by doing higher density and I can sell or deliver a housing unit at a lower cost by sharing common elements like slabs, hallways, centrally designed systems, etc