Even in less than expensive houses.I've had projects where the customer would spend $125k on cabinets alone.....Appliances that cost $100k or more.....you think they're going to build a wall so no one can see them?

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

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. 

Your local S8 Housing Commission should have an info sheet on their website that shows their deductions if landlord chooses not to include electric, gas & water.Even more critical, your $680 mortgage amount, that you appear to be comparing to the S8 rent, should include ALL the other housing ownership costs: property taxes, insurance, vacancy/tenant nonperformance (S8 tenant may have to pay part of rent), maintenance & miscellaneous.Suggest you use the BP Calculator for this.