I am currently in the San Diego area and looking to begin investing in rental properties in the near future but my wife and I will most likely wind up moving somewhere with a less regulated/restricted and more affordable market.

Do it the right way and you'll never have to worry about the state regulators or angry family members coming after you.Good luck!

The new supply over last couple years has increased vacancy rates and from a recent market report will continue throughout this year. 

@Nathan OakesHi Nathan,You need just rehab supplies, what about a Lowes and Home depot credit accounts?

.: $179.92 versus $165.21 last year - up 8.9% - but almost unchanged from $179.90 last monthMonthly Median Sales Price: $289,500 versus $260,500 last year - up 11.1% - and up 3.0% from $281,000 last monthThe lack of supply can only be described as shocking.

To that end, eviction laws vary by state and violating them can be costly, so it pays to do your research on state regulations.

For other expenses, HOA fees if any, supplies (cleaning, TP, papertowels etc) things for kitchen like spices and such.

Read the local regulations and put the burden on them. 

Recently loosened regulations and a simplified permitting process have made ADUs popular in my area.

The ADU regulations are getting more open now, so that they can be built with more square footage than before, which will be great in terms of a bigger rental, but also in terms of adding square footage to the overall property value.