It's a valuable repair and boosts your ARV which is everything when doing a BRRRR. 

None of those areas have excess housing.I question if housing is going to see a boost in value over the near term due to not having enough housing to accommodate the displaced fire victims.  

And if your investor friend’s private loan helps fill in any gaps, it might be worth considering that short-term pain for long-term stability.What do you think you’d focus on first... paying off that line of credit as fast as possible or jumpstarting the renovation to boost cash flow right away? 

Small upgrades or re-leasing to market rents could boost your cash flow and provide additional funds for your San Diego purchase.If you'd like, I can connect you with a lender or help you explore potential properties in your preferred areas to see what’s realistic within your budget.

Talk to a CPA for advice based on your goals.Reinvestment: Instead of paying off properties quickly, reinvest your cash flow into more properties to grow your portfolio faster.Rent Increase: Look for opportunities to increase rents or add value to your current property to boost cash flow.Consider focusing on multi-family properties for better passive income.

Upgrading FloorsReplacing old carpets with hardwood, luxury vinyl plank (LVP), or tile flooring adds a modern touch and boosts ARV.

Most mentors are more oriented toward the positive mental attitude of slugging through finding a property, which can be trying to a lot of people.

And where I could boost the rents 20% over a four year period.  

Thanks.Hi Courtney,BiggerPockets Pro members get access to all Stessa core (free tier) functionality – plus unlock exclusive access to advanced features, like unlimited portfolios and Schedule of Real Estate Owned (SREO), all at no additional cost.BiggerPockets Pro members have free access to all Stessa’s featured benefits as well as advanced features, like unlimited portfolios and Schedule of Real Estate Owned (SREO) – giving Pro members exclusive value not offered to Stessa Free members.Simplify tax time and help maximize deductions Organize financial data and accountingEasily track key property metrics to optimize and boost ROI. 

You’re in a great position with a property that’s appreciated significantly, a low-interest mortgage, and clear goals to boost cash flow and transition into full-time investing.