I'm looking to start off in areas with lower costs coming in, preferably under $100k single families but definitely under $200k.These markets are particularly appealing for novice investors, especially those from California, as they offer more affordable options compared to local alternatives.

Beyond that, you need to become an expert on labor and material rates in your area or get connected with someone else that is. 

See what's on facebook marketplace & craigslist, so many people have extra construction materials from remodels they'll give away for like $20.

The roofer gave me a invoice with high level bill of material, and a statement that it has 2 years of warranty and brand name of the shingles.It does not say brand name warranty or model or batch number etc. 

Alternatively i could go for being a real estate broker and try to get experience in actual real estate without putting too much of my own skin in the game.

We have found that setting our expectations about what we want is helpful (financial performance, level of renovation we can handle, forced equity opportunities, number of bedrooms, etc) and then waiting for a deal to materialize. 

There could also be a change to the HOA by-laws eliminating the right to lease and alternatively if too many units are tenant occupied it could impact the warrantability of the financing which would be problematic if you wanted to sell the unit.

Dayton could be a good alternative, offering similar price points.To narrow your options further, consider factors like population and job growth, cash flow potential, and the quality of neighborhoods you’d feel comfortable investing in.

When you have unscheduled entry as an option, I think it encourages them to do weird stuff like hide stuff in weird spots, etc because they are always on guard.Hoarders clauses would have to be linked to fire codes I think for excess people and materials near fire sources, etc.

But we also know that the materials he employed on the Usonian houses are not exactly affordable by today's standards...