By the way, how much does this cost?

I’m in Florida, but know enough to tell you that California is cost prohibitive, so yes it is a tough market.  

A lot of people are moving out of California because of the pandemic, lack of economic support, and high taxes/cost of living. 

I underestimated the roof cost and the pool repair.

Via full cost effective rehab What was the outcome?

The cost varies from place to place but I've seen anywhere between $50-100/month, and it’s a solid investment to keep your personal home address private.Second, consider having your lawyer act as your registered agent.

The cost and time to move (even a few doors down) is not trivial.  

In addition, get GRANULAR on which expenses/costs are tenant responsibility vs which stay with you.

Based on the numbers you provided, your cost of capital is higher than your best case cash yield (cap rate).

. $40,000 including closing cost) under my wife and my name since we will be living in 1 unit and rent the other unit out.