For properties under $300K, you can definitely find okay options in these areas.

Note both of these options require paying the tenant to vacate for a no-fault eviction (terrible name as if lease is up it is not an eviction).Note terminating a lease agreement for the purpose of rehabbing the unit is under attack in some places in the county. 

But of the options you note, the only one that really makes sense to me is the CoC option. 

Also, we have very competitive non-qm options that will allow you to avoid the overlays given when going with a GSE loan while also offering comparable rates.

This reduces exit options and affects the value. 10) Small number of small units is the most expensive residential development there is.

If that's not an option then it depends on what kind of investor you want to be.

I work with investors out of the country and have a few contacts I can connect with you on funding options. 

Great question - 20% down is the typical down payment for investment properties, regardless if it's a single family, duplex, tri or quad.We have a 15% down option for the same type of loan.

So, I'm wondering about what other options I have.

@Jackie LinThat’s a big decision, and with your experience in California rentals, you’re in a great position to weigh the options.