to add on the tenant issue or holdover owner.. there are laws you need to follow to evict but it becomes an eviction.I have had them leave the homes broom clean.. and I have had them destroy them.. and have hat them deconstruct the home..

Also, we are a hard money lender so our guidelines aren't as strict as traditional lenders.

I dont know what the letter of the law is. 

@Dan Oconnell Strictly from the numbers, if you borrow at 5% and invest in something that makes you 9%, you are ahead by 4%. 

@Mastewal GezahegnI don't know CA T/L laws, but the owner can't compel a showing with a certain amount of reasonable notice and a key to enter the property?

I have recently been told that because I am an out of state seller we will be hit with a 5% of the sales total HARPTA tax (which isn't actually a tax but a law).  

You don't even need a duplex for that - just buy a house and get roommates (law is in your favor with roommates anyway).Step one (after you've decided WHY you want to do it and you've decided that you DO want to do it) is to learn to analyze deals.

If so, check with your accountant if the $10k deductible limit still applies.https://ttlc.intuit.com/questions/4144891-will-i-still-be-able-to-deduct-property-taxes-on-my-rental-property-under-the-new-law-if-i-already-reach-10-000-salt-cap-deduction-through-personal-home-property-tax

My father is a65 YO and I am moving him to be closer to my in-laws in San Diego.  

Every State has small laws that make a huge diffrence.