If you're not offering any commission, you may see reduced buyer activity on your property, or you may get unrepresented buyers, and they may not be fully qualified since they have not been vetted by a buyer's agent.

A PUD zone would allow this type of flexibility and might get you reduced tap fees akin to a condo rather than SFR.  

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.  

They try to desperately tie people leaving to the budget deficit but then have to admit it was more about reduced capital gains taxes and job losses in the tech sector.

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.