Hi BP family,This is my first time dealing with this issue and it was a good lesson to learn how important to buy house insurance. 

Fix up the house and sell it and put the equity gains into a multifamily house.  

i do think it's still possible for the small investor to 'invest' in CA by house hacking. 

I have a guest house that my sister is currently occupying but will be moving out in the next few months.

I started my real estate investing journey this year with the private purchase of a off market house that went awesome.I then found a interesting triplex/warehouse property, went and looked at it with the listing realtor, crunched the numbers and decided that it made financial sense.

Vet that is interested in house hacking my way up to apartment complexes and I am considering Houston as a location for that purpose.

They will have $ problems, title problems, repair problems, tenant squatting in house problems, real estate taxes problems, lien problems, forbearance coming due problems....  

How far away from your house is it? 

House is rented out regularly but also has a 2nd homesite that has a septic installed & perked for 2 Bed.

So a hot tub is essential, and a nice outdoor area with hammock & firepit. or one of my students caters to families with smaller children and has bunk beds and an outdoor swing set and play house.. that is all they need there.