Conventional versus investment mortgages currently the rates are much different.

I've been living in the house with one roommate paying $600 of the mortgage.

(I set aside 20K from the rents after mortgages are paid, so basically I take in 68K a year, save 20K for vacancies, have 48K left over, etc.).Principal pay down is 67K a year.Appreciation is 500-800K a year in a good year.

. $0 down deals exist, but then what about the money to fix it up?

I am inclined to sell because I feel like I'm sitting on cash and I do not like the idea of taking out a HELOC or other loans to continue my investing journey (I got debt free in 2022 except for the mortgage). 

I am aware that Southern California in general is expensive and positive cash flow appears non-existent.

Bought my first property in FL last year with my mother as a partner. 50/50 she is the occupant paying the mortgage, I am a non occupant primary owner.

A few companies that will lend are 21st Mortgage, Performance Equity Partners, Inc., and a few others.

RCW59.18.260 ...No deposit may be collected by a landlord unless the rental agreement is in writing and a written checklist or statement specifically describing the condition and cleanliness of or existing damages to the premises...Return it quickly to avoid any further action from them that could cause you more grief. 

This would be my first property and I'd like to pay cash and not stress about having an additional mortgage.