Quote from @Christian Styles: Hey Sam, I've used both Propwire and Propstream, they seem quite similar but propwire has a free base version and propstream does not.

The bigger point is that if you use Walmart, Lowes or some other big box paint the base colors can and do change which will make touch-up difficult.

Are there any other areas I should consider based on my budget and purpose?

The webpage has them based in Maryland but they aren't listed in the state's business directory.

I would start with them.I am not based in LA, so I don't know your exact laws, but I think I can still provide some initial direction for you to find answers, and maybe offer an idea to research.  

It is first reported based on when it's in service. 

Based on the knowledge and experience you have, would you consider this strategy if you had to go back at my age?

Based on what you’ve shared, I think you could go with Rooms to Go without an issue.

Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

Another good thing about that is that you can do a cost segregation study based on the percentage of the house that is being rented to your house mates.