My biggest Value-Add was on the inside, I took down and opened the living space and kitchen, and added a partition wall to create a 4th bedroom and a good sized office.

The house is currently lived in, but would need extensive rehab - new kitchen and bathrooms, new exterior siding, refinish floors, landscaping. 

I pulled this list from Oaklands Rent Adjustment Program page.The following are subject  to exemptions from Rent Control.Subsidized Housing.Motels, hotels if occupancy not more than 30 days.Hospital, dormitory, extended care facility, etc.Non-profit cooperative owned and occupied by majority of residents.New construction (built after January 1st, 1983)Substantial rehabilitation.3 units or less owner occupied properties.The unit that an owner occupies in any building.Non-profit facility-homeless/substance abuse treatment.Unit in trust for the developmentally disabled.Shared facilities with owner and tenants (bath/kitchen).Costa Hawkins-Single family home or condominium.Vacant unitsLink: https://www.oaklandca.gov/reso...The most notable is the houses built after Jan 1, 1983 exemption. 

The only other differences I'd see are hurricane windows/door, metal roof, the house designed for the coastal elements, ect. 

Will it have a full kitchen and bathroom, or ?  

So I am on the hunt for my first deal and after about a month with the MLS I got nada so far, a couple close ones but at the end of the day nothing.So I am looking into off market and I have designed my postcard printed em off at Staples and I am about to get ready to drop them off at perspective homes.I am wondering if it is better to make a website to help legitimize my business or is that something that can be done down the line?

there really are no magic tips. the only thing you can do is (yes the love letter) and try to clean up the terms - short inspection and loan contingencies. have strong relationship with their lender and see if the lender would be willing, if necessary to talk with the listing agent to address any concerns the listing agent has regarding financing.i have a new listing that needed some sprucing - i went to target and bought some things (which I will return) to tart up the bathrooms, kitchen and living room - plants, kitchen stuff, towels, pillows for the couch, etc...

Beautiful kitchen and bathrooms.

Kitchens need remodeled every 10-15 years to maintain high rents, roofs go bad, HVAC, water heaters, etc.  5% will likely not be enough to cover these items when they come up.  

I purchased a 2 level home 4 bed 3 bath so it has 3 bed 2 bath upstairs an 1 bed 1 bath downstairs it also has a like a rec room downstairs I am thinking about putting a kitchen in the rec room an renting out the downstairs my mortgage is 2900 I paid 500,000 for the home its estimated to be worth 710,000 on redfin I'm trying to cover some of my mortgage by renting out downstairs my question is if I had that kitchen downstairs can I do a cashout refi to get my money out of the deal its going to cost me about 13000 to do it plus make a door downstairs because there isnt a entry way downstairs also I wanted to put a washer and dryer upstairs because they have one downstairs so it would be like a 1 bedroom apartment all in at about 17000 can I consider this the brrrr strategy an refi after it's done an get my money back out to reinvest in another deal?