That number is a mistake..

It's California and this can go south really fast if you don't know what you're doing and make a little mistake.

I made the mistake of assuming that a move out inspection was not required in CA unless a tenant requests it.

How much is it worth after renos (assuming worst case for renos)?

Arguably the #1 mistake I see newer investors make is thinking the "room-in-a-room" won't be of issue, it will be.

The mistake they make while telling about their business is “Over-preparing/analying” the description out of fear.

Expect drama at best, major family issues at worst.  

If you are confident it will cash flow once moved out given the worst case scenario, it is a solid deal in my eyes as you are still benefitting from the other factors of owning investment property which includes loan paydown, tax benefits and appreciation.

Avoid some common mistakes and you'll be on the right path.

I very well could just be performing rookie mistakes because I am new to this I want to say I have comped 20 different properties and had my partners double check my numbers and everything checked out.