So I get good mental exercise here, or try to, while getting some added REI "fix" and if I can get challenged that's just extra credit, as is learning something new is icing on the cake. 

I am in the process of getting my GC license for Jeffco and while not a cake walk, it's not horrible.

The Annual Allowable Rent Increase effective August 1, 2024 - July 31, 2025 is based on the lesser of 4% or the change in the Consumer Price Index (CPI) for the Los Angeles-Long Beach-Anaheim metropolitan area.

Anaheim is a great location if you can get a short term rental permit

I recommend that, instead, investors view appreciation as icing on the cake, a bonus that will assist in the investment but is not the basis of that investment.

For me Appreciation is icing on the cake and an after thought as I have NEVER concerned my self about APPRECIATION.  

That's a have your cake and it eat it too situation...you want a no money down, no risk to you, and keep 100% of the equity situation.

We wanted to start in Anaheim being so close to Disney and LA and Hollywood and all that but there's so many restrictions.

If you're a buyer agent finding off market deals, you can now charge even more for your service due to the extra headaches.Some of realtor folks here are always making funny assumptions :-) why in the world the part time agent would get flushed out, the other way around could be happening too because as the cake is smaller, it's almost no make sense to have living as full time agent lol also there's no such thing as good and as bad agent, if good agent offering 3 percent and lousy agent could offer 1 percent , buyer can still flock using the lousy agent. 

It all depends on where the new electric panels have to be located , and how the house is wired . it could be a piece of cake , or a nightmare .