I am very happy with the performance of my portfolio - all my properties are between a 10-13% cap rate.

you can likely buy a small multi in a great neighborhood and (i'm making this up) if it has a 4 BR and a studio, you live in the studio and rent out the 4 BR.

At the time there were limited 3 BR rentals in the neighborhood, but achieved such high rental rates the properties ended up performing better as rentals than as a for sale project.

I will answer as it relates to traditional BRRRR, in the general case there are additional options.  1) Do not perform maximum cash extract.  

If you and your husband can perform the same line of work in another state like Florida, Texas, Nevada I would move out of CA as soon as possible. 

You can also check online resources like BiggerPockets or Roofstock, which offer general CapEx guidelines based on property type and age.These methods should help you perform a solid preliminary analysis.

I'm originally from BR and still invest heavily and lend there. 

You have yet to tell us who can perform, and if necessary, coerce, the clean up, let alone the fire fighting, let alone the redesign, if not big government.

The whole scheme was buy a foreclosure, "sell" it back to someone that can't qualify for traditional financing with seller financing at a higher rate, once note is "performing" you can sell the note and make a lot of money. 

I tend to find my own properties and deal with the realtors directly but having a realtor if you are brand new to the area, is helpful.