The material is cheap, it's the labor (trench) that is expensive. 

Varinder Kumar I've looked at those, you're just buying a system that works, I have one for a poultry growing business, they tell you what to do and deliver you the materials you need like clockwork and do all the marketing/get their loyal customers.

Some insurance companies have materially better rates for non-duplexes. 

Wow, that doesn’t even look right at $1/sf material and labor. lol.

Do you already have a good handle on material and labor prices for repairs?  

But I was quoted 55 just labor costs by a contractor and I (lacking experience) estimated that it would cost 50 in materials.

But again, we dont know that their story wont be something materially different from yours.

You can do renos with basic materials that will last 10-15 years...commercial grade fixtures, not decorator's grade.

I don't think California investments are materially better or worse than any other market.  

Supervising contractors, measuring, changing plans as needed (reno never goes as planned), buying materials, etc, etc.