Single fam or duplexes would be ideal.I understand there is some risk from regulations with STR's in California, and especially San Diego. 

The way I've narrowed it down is by:Gathering data from all 50 states (population growth, median income, crime, price-to-rent, etc.)Filter out states that have rent lawsFilter out blue states (not because of political beliefs but from my understanding they have less rules and regulation and I believe that in the current climate we're in with COVID and all people are going to flock to areas that don't have as much regulation)Highlight states that people retire in more than othersBecause of short-term rental becoming a trending way to invest, filter out states that impose regulation/rules against short-term rentals using platforms like Air BNB, etc.Also, using ZILLOW, I type in my parameters (homes under $125,000, sqft.

“The supply-demand picture that has been the basis for our call for a multiyear boom in home prices remains intact," the Goldman Sachs researchers wrote in their report.

Hey that’s the special cookie recipe you need to make, and then your golden, I have similar issues, prices now are like a slot machine or like an auction, they are all complaining about supply and demand, I wonder if my contractors hire Chinese people and these people are stuck on a boat in Cali because all of the truck drivers are on strike?????

The bigger concern with a condo is the HOA regulations.

Yes pretty much what Chris said, just make sure that you have a lease that you can provide to your lender and depending on the lender and regulations at that time make sure to not accept cash for rent.

Time is my most valuable asset, we all only have a limited supply of it, we can't extend it and we can very easily waste so much of it.

I’ve calculated all cash invested including closing costs, Mortgage, utilities, insurance, furnishing the unit, supplies etc.  

do you know materials are in short supply??

Do I need this to help reduce my risk on supply chain things?