@Max OrtizI'm out in the valley, so I'm not intimately familiar with the Bay Area, but I'd think it would be EXTREMELY difficult to find a BRRRR deal there these days.  

I don’t know exactly why but believe it is because rents history is extremely unreliable because the industry is relatively new.

That's extremely low.

All signs point to extremely solid investment, but as a newbie I know the most challenging hurdle is going to be the one I don't see coming.

Unfortunately paying with cash with result in extremely slow growth.

If it is listed you can have them write the contract, negotiate for you on anything, and if the seller down the line comes back after you for something that happen you would be covered due to the agent/broker E/O (this is an extreme example).

It was extremely stressful to go through this so please take the following lessons to heart: Get an experienced insurance agent/broker who is familiar with landlord’s policy and is familiar with the type and the price range of your rental.

@Holly Chan thank for the extremely thorough explanation.

As an AA, it's extremely tough to watch

You can set extremely elaborate schedules (not just m-f/sa/su), they keep historical logs of usage, and most importantly for me I can set a maximum low temperature.So I set mine to go no lower than 70 for the A/C.