We've invested around $50,000 in improvements (central air and hardscaping) and our mortgage is a 30-year fixed at 2.5%, with a PITI of $2400.We think it could rent for $3,750 - $4,000 per month based on local comps.

I would like turn key properties for my first deal but not opposed to fixing some up and then renting them long term.

These agencies began calling me non-stop, demanding I fix the heater immediately and provide the tenant with hotel accommodations during the repair period—or else I’d be issued tickets and face daily fines.I won’t go into detail about how I feel, but anyone in my situation would feel like they just swallowed a bitter pill.

.- CA has near fixed property tax. - There are cheap ways for you to enter your local market due to OO financing that is not available OOS. 

Some people only want 10-20% of their outstanding lines/debt balances available while the other 80-90% to be in fixed rate notes.

I have a confession: my only duplex, which I gave owned now for 2 years and recently moved out of from a house hack, has proven to cost me more to maintain/pay taxes/repair/fix etc to the point where my cash flow is close to zero.

I have never done a fix & flip.

If acquiring, do you want to fix/flip or BRRRR?

I exclusively invest out of state (buy and hold / fix n flip) because cashflow is extremely difficult to find in this area.

these issues are easily fixed by just putting more cash into them up front so your not having to feed them at the back end.. or better yet pay cash for them.