You can purchase a home with as little as 3% down for a conventional (normal) loan or 3.5% down for an FHA (government-backed) loan.

The taxes aspect is going to hit you no matter what improvements you do to the property (government always wants their cut of the money too).  

The densities go up from there.There are also a number of urban planned districts with variations on density and also often permit mixed residential/commercial.It's a complex matrix of different things going on, as I'm sure LA has too.The area governed by the City of SD is large, but the zoning details of the other cities within the area (La Mesa, Lemon Grove, Chula Vista, Poway, etc) have very different vocabulary.Long story short, there's really no equivalent to a "you can build two units here" zoning.  

But, what I noticed when approaching people, asking if I could mirror them or "tag along" with their deal to local investors, potential wholesale home sellers or RE speculators in my local market is that I needed some credibility.  

Its growth was fueled by domestic demand as government and consumer spending rose.

Not the governments f'ing business.

Here is an excerpt from the guidelines:The most important, at least for buyers, is that the property CANNOT sell for less than the appraised value, which is the list priceWe accept offers from both Owner Occupants and InvestorsEarnest Money for investors and cash offers is a minimum 10% or $1,000, whichever is greaterEarnest Money will be held by Sellers attorney90% of the time the Seller is Fannie Mae; the other 10% it as another GSE (Government Subsidized Entity)Property is NOT Homepath eligibleProperty is NOT a HUD homeThere are deed restrictions for investorsSeller WILL NOT pay closing costsSeller WILL NOT do any repairsSeller WILL NOT connect utilitiesThere is a cap on what the Seller will spend on these properties; this can result in the property not being trashed out, cleaned, etc.Property is SOLD AS-IS, WHERE ISAfter 120 days, the property will be reappraised and a price adjustment might occur. 

Notes state: "Status: 9B: collection account, Remarks: Student loan perm assign government, Notes: Automated account" [I just ran their credit report today, so I have not had a chance to confirm whether they are on a payment plan to make the school payments back]-Husband has a residentscore of 621-He's paid his credit lines relatively on time (only 1 collection for a small balance of $169), but it was paid off.

For credibility purposes, do you have a portfolio of apartments already to point to and say, "I know what I'm doing"?

The governments are going to want is to build up not out.Current commute from a far out suburb might be a reasonable 30-40 minutes today but once that burb gets all of its lots filled with Mc Mansions, and those houses have teenagers, can you imagine how many cars will travel the same road?