I underestimated the roof cost and the pool repair.

Via full cost effective rehab What was the outcome?

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.  

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

In addition, get GRANULAR on which expenses/costs are tenant responsibility vs which stay with you.

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

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.

This takes seconds and costs pennies to run the reports for hundreds of thousands of loans.