For that purpose I would like to share some attractive ares that are not as high ticket, and a way to avoid the rent control.

Hard money, creative financing, or traditional financing should be viewed as different tools that you can use; try not to worry too much about finding one, singular way to finance every deal.For example, if you are buying an off-market deal from a family member, you may want to see if you can use traditional financing or creative financing since there's no competition and you'll get the most attractive/flexible terms.On the other hand, if you see a newly listed deal on the MLS, you may want to look at hard money since it can fund quickly like cash.Hard money loans are more expensive so you'll want to plan your exit before you get in whether that be refinancing into a long term note or selling the property.Hope this helps!

For that reason, I focus on looking at investments with value-add opportunity, and thus turnkey properties are less attractive to me.My metrics, then, are typically if my purchase price, remodel costs, and holding costs are less than 70% of the After Repair Value, it's a good deal for me!

Consider what client profile you would cater to and then see what properties that would attract that client trade for. 

The latter would be the least ideal option for me, but maybe it is the way to remodel the whole unit and increase the rent of the space.

There are too many variables like the possibility that rent rates will increase dramatically or the tenant will turn out to be bad and you will need to get rid of them.

There is increased drama, increased lease violations, parking problems in your community with up to seven different cars (plus visitors), increased wear-and-tear (particularly in a single-bath home), and a dozen other problems.Despite having SEVEN able-bodied adults living in this rental, they can't afford rent?

i think WIIRE attracts a different demographic / has a different vibe that i resonate with more, but there's so much value in being a part of *multiple* groups and getting insights from that many more industry leaders! 

These areas have traffic year round and are close to tourist attractions.

I can increase my cash flow to $500-$1000 since I will need smaller loan.Other option I have is I can move into the new build and rent my existing property and cash flow $1000 a month.