I've been doing this personally for my properties and for friends and family on the side for many years and of course these things don't matter at that level. I

In the garage space I can put windows where the doors are now to create "legal" bedrooms as they can be egress level.  I

You would have to buy a fixer upper and get it to that that 7.5% level. I

It doesn’t take major skills other than know how to manage from the 10k ft level. I

Best of luck, I feel for you.The issue of looking at appreciation on a state level is that markets vary significantly within a state as large as CA.  

On my new builds in Oregon that are in high demand.. buyers commish is going to be negotiated per deal.. for instance my last lot that will allow a knock out single level I am NOT offering any commission to the buyers agent I have a buyer for it.. their agent is going to list and sell their current home which is a 1.5.. and they will have to negotiate their fee with their buyer on my houses which is 850k..

Now that I wanted out of the contract their true colors came out and if the agent was unprofessional before he hit an all new low level. I

I'm not sure what your tolerance level is for rejection but I would start with the driving/walking for dollars strategy.

Local level is where you need to worry, not federal level.

I need the address, your numbers for purchase and repairs, what your experience level is, etc.