@Alex ClarkYou have to define what "doable" means for YOU. 

I'd recommend analyzing 50 private placement offerings to gain knowledge and define your criteria for investing in them.Properly investing in syndications can be mostly passive but it takes upfront work and education to get there. 

Trying to define SFR into classes really bothers me.

It has been recently introduced and is supposed to put a cap on the cost to install utility hook ups for new construction and ban hedge funds and corporate entities from buying single family homes in California):SB 1210"This bill would, for new housing construction, prohibit a connection, capacity, or other point of connection charge from a public utility, as defined, or a special district, as defined, for electrical, gas, sewer, or water service from exceeding 1% of the reported building permit value of that housing unit.

Not to sound like a jerk, but it may depend on what you define as "a deal."

They will define you more than your gains. 

My logic says to not replace it, the heater is from 2022 so it is not old by any means but it is definately small on a capacity side for the size of the apartment. 

-Setting Criteria: Defining specific criteria such as location, property type, Financing Options (Including Seller financing), and comfort level to narrow down options.a.

Define lowball.If it's a $380k house, I'll throw a $325k out there depending on where I'm at.

Full disclosure: I am a speaker for FSU.They provide a ton of content and a defined path to flex development.