I have 3 ( 1 condo +2 townhome) rental and one primary home (single family ) all in San Diego and for my rental portfolio of buying with my own money i am done.

Roll it into the rent with a lease clause that anything over $X is split 50/50 between both tenants and you don't care who uses more water...In short, spend some money and make it a legal duplex or at least make it two separate units.

It's always a good idea to actually fly out to the market you're considering and meeting your team in person.

The people in the room are the people you do business with they have the deals, the money, the services, the knowledge, the legal help and everything else you need to do a deal.You could try to make those connections here on BP, but nothing beats going to a meeting and talking live and face to face - you might event get to meet Andrew, he speaks from time to time - or all those vendors - we had 40 of them in a room last month just for everyone to come ask them questions.So find your local group - where ever it is - find or join several. 

They are actually blocked and leveled upon delivery.

It can be done right but more often than not, it's done wrong and can cost investors a lot of money.

Finally (after 7 years of reading books, research, podcasts etc) jumped off the cliff and bought a major fixer upper for very little money.

The idea that you can build wealth without putting any money into it is a recipe for disaster and the sales pitch of gurus trying to steal your money.

"Typical" is $20k-$40k, but the actual range I have seen as of late is $10k-$75k

I can save alot of money by just building a new house.