Quote from @Jonathan Klemm: Welcome back into the BP world @Dan Zambrano - I still love that you are sharing your journey here very helpful for others and vulnerable of yourself.There is still hope for a Q1 deal if you are aligned and focused....but if time doesn't permit, just keep going with the flow of life!

For our ADU (garage conversion), I am handling the design/engineering and then selecting a final contractor once its permitted and ready to go. 

That is done via placing the highest quality tenant possible, keeping issues to absolute minimum, keeping maintenance and service calls to minimum, because to make it work properties have to operate on cruise-control.

Traveling to other states isn’t an issue for me. 

Residential investing is not rocket science, knowledge is not the issue: there are many good books out there that walk you through every detail you need to know.

Simplified ManagementFor those managing multiple properties, AB 2622 streamlines operations by expanding your hiring pool and removing the red tape often associated with minor repairs.Why It Matters for TenantsTenants also benefit from AB 2622:Faster Maintenance: Minor issues like plumbing or lighting can now be resolved promptly.Fairer Move-Out Costs: Affordable repairs mean tenants aren’t hit with inflated charges for damage beyond normal wear and tear.Things to Keep in MindWhile AB 2622 makes maintenance easier, landlords should still vet unlicensed workers carefully, ensure proper insurance coverage, and remember that jobs requiring permits must involve licensed contractors.AB 2622: A Win-Win for California’s Rental MarketAB 2622 strikes a balance between flexibility and accountability, making it easier for landlords to maintain high-quality rentals while fostering better tenant relationships.

If you treat the renter (resident) well, provide a well-kept home that you service regularly, and stay on top of any maintenance issues, a resident will likely remain in the house for many years. 

We have anything from multifamily & single-family properties that are already tenant occupied to permitted lots, so it works perfectly to consistently have something that can close in 45 days or less.

If while asking the questions the loan officer says that the sub to property that you are getting ready to buy would become an issue then just close on the sub to property after you close on your refinance. 

Finding borrowers won't be an issue, so I wouldn't worry about that piece, just making sure you have an agreement you are comfortable with and borrowers and properties you are comfortable with.