We have a great house we'd love to get but we cannot quite get the down and closing costs right now.  

The cost of living is extremely low compared to other cities and you can still many many positive cash flowing and 1% deals here.

Not cost money each month.

While waterfront properties often command higher prices, higher potential rental income, and higher appreciation rates through time, they also come with significantly higher upfront costs and huge maintenance expenses.

I am hoping the remodel doesn't cost me more than 25k.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

A vacant month, turnover costs, paying your PM to fill the unit. 

A 2 bedroom can cost significantly more in peninsula cities compared to east bay. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

It took me almost 5 months to get them out and cost me over $15k.