and am currently investing in small multifamilies in the Grand Rapids area. 

As you might be aware, the laws in CA are rapidly changing and changing in favor of tenants.

As far as the homeowner's manual goes, it is just photocopies (I plan on scanning originals into PDF at some point, but haven't yet).

People keep trying all these tricks to get it rapidly on the market, but you are not guaranteed success.

:) The rapid equity growth you'd get from that alone makes this an attractive investment based upon your numbers.If you have the credit available on your ELOC, it's probably easiest to take a draw against that for your down payment/repairs.

The day-to-day price of the properties is not very relevant.What we are seeing today is a rapidly heating up market (at least for the segment we target).The number of homes on the market is decreasing, which will result in price increases.List to contract days is rapidly falling, indicating increased demand.Inventories are falling.

Working in the lending space, I have been seeing many people purchase properties or do refinances in places like Columbus, OH, Grand Rapids, MI, Greensboro, NC, indicating that they may be strong markets.

I am a Property Manager in the 49503-49506 area in Grand Rapids, so a couple hours away from Flint, however I would be happy to answer any questions you have about property management and/or out of state investing in Michigan if you are interested.

Need to walk them to see the condition, and scan through all accounting and rent ledger. 

One can't find decent cash flowing properties in Raleigh metro for a couple years now at least (+many other markets), given the rapid price appreciation and now the high financing costs.