You run the numbers on targeted properties in specific neighborhoods, repeat a bunch of times, and something finally sticks.

Based on the rents, I would guess the $1350 house is in a C+ or maybe B- area, and the $950 is in a C- area.What neighborhoods or zip codes are these in?

You could also look into regional banks or credit unions with experience in real estate development for middle-ground options.If I were you, I’d spend some time shopping around for the best rate/terms.

I love it here because there are still positive cashflowing deals and lots of appreciation potential due to the strong job market, growing population, and major companies setting up shop here like Intel, Meta, Amazon, etc.

Just no guarantee if things get better or worse in your neighborhood.   

It's like opening a coffee shop and only targeting 30-40 year old males working in HR =) That is, unless you're opening that coffee shop next to a giant HR company where most employees are 30-40 year old males.

I like good neighborhoods, with sloped tile roofs, stucco siding, built in the last 20 years. 90% of Las Vegas SMF checks none of these boxes. 

Focus on identifying promising neighborhoods in the north or east bay by leveraging your husband’s contractor network, local real estate agents, and online deal-finding platforms.

For property selection, choosing a duplex or triplex in a good neighborhood can provide steady cash flow, while adding an ADU to a single-family home works well in areas with high rental demand like Portland.

But I would keep for a work shop if your doing value add to the house.