And the cost of legal defense , even if successful, will drive the company out of business.   

There are not many companies vertically integrated that take the financial risk on the front end. 

For example, I have a main account that is for my holding company, sub-accounts for each property, and sub-sub accounts for security deposits and things like CapEx for each property.

They removed all their content from the web and I got an email from my coach saying she no longer worked for the company.

I talked to a modular home company in my area, and he said to build a 4 / 2.5 2200 square foot home would be 215k, and then foundation and utilities would be another 160k.

IF that is the case full stop - yes you are paying for something called insurance but if you have a claim the company has the right to pretty much deny coverage for having the wrong type of policy.Landlord policies are higher cost but for a reason - there is a different and increased level of risk when the house is not owner occupied.Talk with your agent and get all the details sorted out. 

I would start speaking with residential / commercial agents and property management companies close by and get a feeling if something closer by will meet your criteria.

To be honest, I´m in the Maintenance & Construction for corporate businesses for some US companies in Mexico and we do some Real Estate down here also, but it´s way much different than the US, so I have much to learn from a lot of people around here and as @Julio Gonzalez, I think this is pretty much the right pad and place to start and to break my fears to start all over again from scratchAlso, I´ld like to hear more from @Justin Brickman why he voted for his city, pros and cons, it will help to read from a local...As I said before, thank you all guys for taking the time to write in this post and share some experienceDo you plan to owner occupy. $40k will not get you a non owner occupied San Diego property unless you find some unlikely alternate financing.

I typically don't suggest anything in the reunion area for investors because of the restrictions around what management companies you can use and what amenities your guests get access to.

First, we started the firm in 2020 and have definitely ran into our rough patches as a fast growing company (we were recognized by Inc. 5,000 in 2024 as #105).