@Jason Thomas, @Jaysen Medhurst summed up the advantages of investing recognized capital gains into a Qualified Opportunity Fund nicely.

If I’m going to go down this route what is a strategy that’s been proven to work in different markets and time?

One person I am looking at bringing in is a family member, because he has talked to me about it before, but I wanted to wait until after I had an even more proven track record.

You have proven otherwise!

The email chain between the seller's attorney and the zoning board stated it has 2 legal dwellings and did not recognize the garden unit. 

Newly remodeled pool, BBQ area and many other amenities.Potential to increase rents by 17-18% after light interior unit updates and achieve operational efficiency with new property management that has proven this in market with a similar asset.

Potential to increase rents by 17-18% after light interior unit updates and achieve operational efficiency with new property management that has proven this in market with a similar asset.

This is where I invest so its a good for me resource.Grant Cardone: Good for theory and for getting idea on rules or principals to follow, but unless you have a large amount of cash its hard for a "small" investor to attempt his style of investingPhil Pustejovsky: The material and information is good but the "partner/mentor" program seems a bit expensiveBooks:Tony Robins: Master the Game Dave Ramsey: The Total Money Makeover: A Proven Plan for Financial FitnessMary Hunt: 7 Money Rules for Life: How to Take Control of Your Financial FutureRobert Kiyosaki: Rich Dad Poor DadThomas Stanley: The Millionaire Next Door: The Surprising Secrets of America's WealthT.

Happy to meet another fellow Angeleno who recognize and willing to leave L.A. to invest elsewhere in order to get started sooner with less capital. 

I recognize that I may be too excited by this analysis, to the point where it may be blinding me to some serious calculation errors.