DSCR won't work for us because given the rent roll we would only be able to be at 65% LTV, and we are looking to be at 70%-75%.

I would like to start again but  accelerate and to get more doors I figure a small apartment building may be the way to go.

Just understand that you'll need to manager the PM, so you can't be completely hands free. 

Focus on a specialty/niche whether waterfront, multifamily, vacation props or even just a specific neighborhood to be THE expert.

I have a capital gain taxes question:if I sell my home for 510k and provide the seller 10k seller credit towards escrow costs, would I be paying capital gains taxes in California for that additional 10k?

Notes: - Two free weeks of stay per year for the owner/landlord (Gordon) landlord responsible for the repair or replacement of major items that a typical LTR landlord will be responsible for, such as major kitchen appliances, A/C, hot water heater, and of course anything structural.- Hefty penalty on either one of the parties for early termination of lease Owner plans to invest some of his own money to upgrade/refurbish things?

closing costs on the buy and the refi for example will be hefty - thousands of dollars on each. 

The property needs to be one we are proud to own and preferably would be willing to rent out ourselves. 

My question is how can someone be so far off on value and continue to keep their job? 

If you can't figure out how to escape that entry-level job and get into something that pays better, then I would argue you probably don't have the skills necessary to invest in real estate and manage it well.Focus on finding a job you can be proud of and that pays well.