However, they will not be as good as agency loans.

Good stuff @Jeff Roth - we all love that inflation induced debt destruction!

Good to hear about the combination.  

They have been good guests and have already paid me in advance.

Since you were smart to house hack a 4, I would see what you can get for a 2 in good shape, not a BRRRR or rehab (too much work when you are new).

Hopefully your post draws some good points from people who have done it both ways and can provide some numbers for us.

Will get us a good bump in rents and added mini splits HVAC and removed the old in wall heaters that weren't very efficient. 

Or is Indio a good safe bet with potential appreciation - especially the Terra Lago area?

It strikes me that this would be a good investment. 

@Brian Batista yes, your best chances of finding good title companies in your area that have experience at subject to transactions are through other investors that have done subject to transactions with those title companies in your area.