p16  "Salzano used this money, much of which was traceable to Fund investors, for an array of lavish personal expenses, including erectile dysfunction medications, expensive dinners, extravagant birthday parties, and payments to Individual-4 (Salzano’s wife), Individual-5 (with whom Salzano had a romantic relationship), and Individual-7 (Salzano’s ex-wife), none of whom worked at NRIA in any capacity."

Moreover, other investment strategies are worth exploring if you are predominantly interested in high-yield cash flow; these include rent-by-the-room (which Josh and I are well-versed in), short-term rentals, and medium-term rentals.

The Mortgage would be around $3587/ month including insurance, taxes, Mortage insurance.

And again, this is still not including any capex/repairs.  

If the buyers buy the right property, the cash flow should be more than enough to cover all the costs, including that of the financing.

You finish to the walls and the new owner will happily complete their home to their taste.

In California, diverse housing options are encouraged, including Accessory Dwelling Units (ADUs), reflecting a broader trend toward inclusivity.

For example, if in-unit washer/dryer hookups are the norm, I would include the actual appliances as a simple way to exceed the expectation.

75% of ARV is the max you want to go when you include all your costs. 

This includes landscaping and outdoor space if possible.