Make sure you present the scenario to a mortgage broker or a local bank 

Contact them at your local REI.

Reach out to your network, the California Apartment Association, or local real estate investment groups for referrals.Be aware that insurance premiums in California may increase even more.

I’m active duty Air Force, Texas real estate agent, and investor with three homes purchased with a VA loan.I wish you all the best in your investing journey!

You'll want to talk to a few local lenders to get a better idea what you'll qualify for and what the terms of the loans are.4.

This includes having a clear understanding of holding costs, financing options, and potential rental income once the property is ready.Your current realtor’s local expertise will be invaluable as you navigate these challenges.

Hey Daniel, I'm a local broker and PM here in Sac.

Coffee sounds great too but sounds like your not local unless you plan on coming through Memphis again soon.

Additionally, townhomes appreciate much slower than detached single family homes tend to.My personal advice would be to sell this property and then 1031 either into a better property near you that is low maintenance, or (probably better for you) invest the capital into a syndication or partnering with an active investor where you should get returns better than the stock market. 

However, RUBS is generally a contractual issue, and additionally, may be limited by local rent control.