BP has a vendor search function on the top bar that you can look up traditional lenders for your zip code.

CAP rates are primarily a function of interest rates and demand.

Use the MATCH function in excel.

It’s the job of a management company (or a large owner managing their own portfolio) to find those people and give them enough work so they don’t have to worry about feeding their family on a monthly basis (I aim for 50% - 75% of their business but I try to avoid being 100% of their income to avoid employee classification in good ‘ole CA...and also so we don’t ruin their lives if we decide not to use them again).

Thanks, HilaryThere is a term in real estate called functional obsolescence that sounds a lot like what you folks are dealing with.

Vs. me looking at the same units and saying this is a SFR with an ADU and a JADU....to me the distinction is important when I talk to a client or the City about development potential...and how we address processes, mapping actions and whether you can sell units ect.So I say that to ask, could a SFR with ADU/JADU just be appraised as the MFR it functions as?

Now my NOI is $1200, but my cash flow is $1200-770 = $430.Out of state cash flow increase: $430/mo expected.So either way I'm making money over letting my cash rot in a nearly-no-interest savings account, but in the house hack scenario I don't know how long it will be until something functional shows up -- could be months while in the out of state investment I could own something almost right away, but I'd be stuck paying rent for a miserable apartment and would have little ability to control my living situation OR the rental property.

The list of things you did from the functional to refinishing h/w floors sounds just like the kinds of rehabs I enjoy.

This statement, while something that makes sense to a newer investor sounds right, but it is 100% opposite of so.Yield in any investment vehicle is a function of the risk in that asset. 

The area seeing a lot of investment...recent hotels and city functions relocating, etc.