However it can depend on a lot of things like your deductible, your credit, coverage.   

The net profits may be pretty slim but it depends on what you think is worth your time. 

-I am eligible for a VA loan-Generally looking for homes <$400k ARV-Single, no dependents, currently own no property.1-year goal:-Purchase 2 properties intended for LTR.

Looking for more input before I make a decision Like anything -depends on your goals. 

San Diego City varies in its neighborhoods on the desired density, but most areas are high density.  

Ultimately, the decision to purchase now or wait depends on your financial goals, risk tolerance, and the specific opportunities you’re considering and every situation is unique, so what works for one person may not be the best for another.

Even Montrose is one of the 'wards' depending on how strict you use the names (4th ward I think?)

Depending on the size of the property (I'm assuming its an SFR), a home inspection will set you back $300 - $450.

The same size structure can vary in rent/value between neighborhoods and there is no way to be more granular with selecting comparable properties. 

You can raise rents whatever you want thanks to the Costa Hawkins Act (at least for now) but all of the other rights for tenants are in play.It depends on how you define cash flow, but with $500K down you may have cash flowing properties because you will have a low LTV.