I underestimated the roof cost and the pool repair.

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.  

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

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

The roof can last another year or so but then will cost about $20k to replace.

. $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.

You also have closing costs as well as capital gains.

They may have higher insurance, maintenance, and/or property costs than you would - or maybe not, but I would double check their expenses if part of your hesitation is around the expense ratio.

that would be an extremely powerful way to get started in a new market.