@Arthur Savery there are some great comments already provided.

After years of self-managing our single-family rentals, we decided to hire a property manager to provide full service management.

Selling at FMV avoids the gift tax but provides your child with a higher tax basis, reducing their future capital gains liability.A better strategy for selling below FMV is to sell the house at FMV on an installment note, then forgive interest and principal annually up to the gift tax exclusion amount.

The right agent will provide a pro forma breakdown on every property they look at, have repair costs estimated, CapEx, etc...

RM-4.5 zoning would allow for a higher unit count and could provide more flexibility for future development, regardless of ADU policy changes.One potential benefit of rezoning before any citywide expansion is that it might allow you to lock in additional density rights ahead of any potential restrictions or revisions the city could impose when expanding the program.

Unless you have a way to source off market deals or have a crew to provide labor for below market value, you're kind of relying on hope and luck to find a deal that works.

I think this will all start making more sense once you start analyzing deals and working with an agent that can provide some insight. 

Please advise.ThanksMelAllstate: They offer a range of property insurance options.Farmers Insurance: Known for providing various insurance policies, including for rental properties.Liberty Mutual: Has a presence in California and may be able to meet your needs.Nationwide: Offers property insurance and may have suitable policies.Good luck in finding the right coverage! 

I am the boots on the ground and provide all of the time and my partners supply the money.

Yes, we can provide a digital issue but we are not allowed to past links here, sorry.