So, you are mixing apples and oranges.

Completely renovated the entire house to increase estimated rent and home value; this included luxury vinyl planks for flooring on main floor and basement, fresh paint throughout, new carpeting on the second floor, remodeled all bathrooms, added a shed for storage in the backyard (it's a townhouse, space is crucial in the area!)

@Glenn Brook  - thanks for your service 1) locate and  hire a  proeprty manager ( PM ) to  mange the  rental  (  they will charge you a flat  percentage from the monthly rent)   2)  as a safety net - try to  locate a  friend / neighbor / realtive that is  close by that you  can leave a  key with  and   to ask for  emergency assistance  for any  unusal  issues that the PM  cant  assist with...this isnt crucial , but it doesnt hurt  3) make sure  that all parties   are able to  communicate with you  easily as  you are  stationed somewhere 4) depending  how profitable the  property is  and  how  easy / hard it  is to  facilitate - them make a  decision on  keep or selling it   and  also   a decision to  join  some of these groups  you mention

>>>I do not know your source,...My source is just my memory, and the inflation calculator.When cars looked like below, SFH prices in Orange County Calif., seemed to be about $360-ish for what's around $1M today.

So comparing the preferred lender to US Bank is comparing apples to oranges.

Enter the information into the orange boxes, and it will calculate for you.

As a full time investor I believe it’s crucial to have your license, can run comps whenever you want and save 3% on the buy and sell.

Orange County as a whole does not allow it, that is why all of the surrounding counties do well.

Hey Ivan,Your question honestly leaves some crucial info out regarding what is the "best parts".

You can only squeeze so much juice out of an orange before there's nothing left.