They are aware that I have a regular job and am just a guy renting a house I own.  

Would love to hear from people who invest in one of these markets regularly and/or recently about why they would choose that market over the other two I listed.Would also love to connect with any investors who would be willing to share actual numbers from a recent deal.

Brandon Turner’s video 2 years ago about Real Estate Investing Rules You MUST Know ( The 2%, 50% & 70% Rules) he said at time mark 2:38 that most properties that fall short of 1% will likely never produce a positive cash flow…..now he goes on to say other things about using other rules to help guide you quick and dirty.

My 2 cents to the mix would be The ADU is the only way so far [SB 9 and 10 not withstanding] - You should be able to take the SFR and do an attached JADU up to 500 sq ft, then you can [lot size permitting and every city has its own code so do some research] another detached or even attached regular ADU - and as long as you live there as owner occupied you can live in the SFR part, rent out the ADU and JADU- the twist we do is to rent out 30+ days as a furnished rental.

So getting 100% finance I am sure is possible here, but need to do more research if there is actually a way to also get it to produce positive cash flow.

You’ve turned your appreciation from capital gains in to regular income taxed at a much higher rate.

My question: What has been your most successful system for producing quality real estate leads to enable these BRRRR/Flip cycles? 

Don't know of any specific to multifamily, but virtually every major SoCal city has a regular REI meetup.

I don't want to run in blindly.If I was regularly analyzing properties to seriously consider purchasing them, then by all means, I see how it pays for itself.

Should I manage A/c units through a regular a/C vendor instead of property management ?