Next I would do a google street tour of all the comparable sales to compare how the street looks and the curb appeal was for each property.

Definitely more work, but also more curb appeal. 

Apartment brokers will surely be stepping up their aggressive calls to apartment owners to amp up this new ordinance to boost their commissions and listing inventory. 

You Save the relationship with the seller and you boost your reputation as an investor.

Be sure to drive this neighborhood thoroughly before pulling the trigger.Another area to consider is the Del Paso Heights / Old North Sacramento area, basically all of the 95815 Zip code.They are also trying to gentrify that area as well, but it's second in line to Oak Park, so you won't get as much help with the boost in property values down the road but you'll also face less competition from other investors and rehabbers.Once again, it's a street by street basis in this area...

Don't be afraid of a SE tax if w-2 employed- be thankful you made that much and boosted your yearly social security earnings- but it will likely not bite you to the tune of $15k in extra tax on a $100k profit.  

Give your tenant a bit of a break in rent to take ownership of it (and the lawn/weekly trash to curb too). 

If so ... we stopped that practice Years ago.... you meet with client one time in office or home and get them pre qualed ... you then set them up on top producer or what ever on line system you have that gives them e mail alerts for their target property.. we have them do the drive by's ( this eliminates the houses they don't like because of curb appeal etc) and in our market the buyers usually have all the school crime walk score etc etc done themselves ..We then show up and only show houses they are really keen on .. rarely show more than 2 or 3 before offer is written.. and NEVER drive them in our cars. 

In addition, most of our acquisitions include large parking lots that are not needed for self-storage, so we have the ability to sell off outpads (sections of parking lot) to developers resulting in a boost to our IRR.Self-storage is quick, low cost and easy to manage.

It could be a nice boost in returns if you end up doing a live in flip or something like that!