These are examples of how you could still be comparing apples to oranges focusing on safety and cash flow alone.

You don't want someone getting hurt when a chair leg breaks off.

Swimming pool filled with wooden marbles, and here I come and I throw 3 steel marbles inside the pool and mix it up real good.Then I will tell you this: "Your mission is to find me the 3 steel balls".Now this is what you all are doing.You plant your butt next to the pool with your legs in the wooden marbles, you pick one bacll, inspect it, is it a steel ball?

The P&L isn't going to tell you that, you need to see the Balance Sheet.Put it simply, if an investor decided to hire someone like me to start handling their books and have to gather their financial statements, I would be charging an arm and leg to put it correctly.

I live in orange county Ca and we have the same issue.

It just a matter of learning the info and doing the leg work of going out finding and talking to the people you need to talk to and emplimenting what you have learned.

Just stretching my legs with a little bit of biggerpockets therapy during these uncertain times!

My business partner is orange and white and likes to chase mice - she ran the numbers and the ARVs are solid.  

You building and handling the rental, hanging signs, etc is an orange.

You have a couple ways to access that equity.... you can 1031 your orange county property into a large multifamily and create cashflow that way.