Based on rental income would be great since I'm self employed so minimal documentation is best for me. 

You are minimizing your input to maximize your output (output being an appreciating asset, paying down principal, tax benefits.2.

After we move in 4-5 years, I would rent out both units.Pros:Potential for long-term appreciation in San Diego.Cons:The property will not cash flow enough to cover the mortgage while we are living there.After we move, it would provide very low returns and minimal cash flow.Would require a significant portion of my liquidity, making it harder to invest elsewhere and grow my rental portfolio.2.

I have minimized that risk by being very strict in my underwriting. 

Working with a title company and consulting a real estate attorney can help minimize exposure.

Vacancy/turnover is a minimal consideration.13.

Yes there is a dark side but there is a ton of positive. 

Some investors might also offer a flat fee, anywhere from $1,000 to $5,000, if it’s a smaller deal or if the realtor’s involvement was minimal beyond bringing the opportunity to you.You can negotiate based on how much work the realtor did (e.g., facilitating the deal, negotiations, etc.).

With minimal improvements, we successfully sold the home the same day for $45,000, demonstrating our ability to capitalize on fast transactions and strong market demand.

It's a proven cycle: make money, invest wisely, minimize taxes, and repeat.