Or I let my coin bag fill up and complain I can't pick it up..If this don't get atleast one of them intertested in real estate not sure what will.

But as for neighborhoods you might could find a sfh under $150k to rent out profitably, I have recommendations.Argyle Forest - lots of 80s and 90s construction sfh and townhomes, so these properties generally just need small renovationsLakeshore - 1940s homes, values rising, inside an "Economic Opportunity Zone" so some extra tax benefits to investing hereSouth Riverside and Lakewood - mixed bag of 1920s and 1950s homes, adjacent to some very nice neighborhoodsArlington - large area with multiple sub-neighborhoods within, mostly mid-century homes, more cheap listings but not as nice of an areaAnyway I hope that helps.

I'm not familiar with your market but after such a long time of being in the negative I'd consider bailing with my bag of cash to invest else where now that you're wiser and with more resources a.k.a BPGood Luck!

@Deborah Repaskey Buying a house that is 70 years old is getting better every year, one of the biggest issues with older homes tends to be knob and tube wiring or plumbing that isn't copper, both of these really started to be changed to modern standards starting in the 50s so that decade can sometimes be a mixed bag but those are going to be your primary concern unless someone hasn't replaced a major system like a roof in 70 years. 

And CA just changed the law on what is an independent contractors.PM's are a mixed bag, and you need to add up all the costs.

It seems to be a mixed bag whether you get any benefit by leaving the machines, some people prefer to bring their own anyways. 

I moved to Alaska with a dog, 3 duffel bags, and $100 in my pocket, and the payment for that 1st house.

In the fourplex I lived in, the owner was extra awesome and provided poop bags and a small separate waster container.

They are there, but it takes consistent hunting to bag a great deal.Good luck and keep moving forward!  

Until then I've seen a mixed bag of results in appraisals where some inspectors will chose comps that have ADUs, don't have ADUs but are otherwise similar, or are actually a duplex to compare to and make necessary adjustments.