If it was bought as a rental and you've never lived there, with a 3% interest rate and close to cash flowing with a PM, I'd hold it. 

What are the close by states you'd recommend to look?

On this deal, I was representing a moderately experienced buyer whom I have worked with twice previously in a purchase of a relatively new small multi-family building.This is my review of a transaction that did not make it to close, which highlights the process of going through an inspection period with an experienced investor-friendly agent and how that process worked correctly for the buyer.  

How to properly structure these deals as well as the process of closing them.

Pinpoint offers (the wholesaler) failed to close escrow.

Most of my properties have the service panel either in the garage or very close to it, so the work to install the outlet would be pretty trivial for most of my properties. 

@Sandrene Smart Hey I also can lend on EMD, double closes ect.

I helped a client purchase a property in Roseville (Not Rocklin.. but close) that had an ADU they rented as a mid-term rental.

Must close as a construction loan with the land and budget .

I mainlyplan to flip and hold rentals, but I’ll also be wholesaling whatever deals don’t workfor me or I can’t close on.