It can be better to often estimate repairs or replacements on the high end and get a credit so you can choose materials and quality used and potentially pocket any unused difference.   

When you purchase the duplex, the insurance policy could be different depending on whether or not you live there:1.

I'm not sure if California would ever do anything to address this:-( is this just a hold over tenant that stopped paying or was it someone who broke in and actually squatted makes a big difference.

I've used various types of lease formats for different owners, and have never had an issue with the lease format for either one of the housing authorities in Dauphin county. 

How does finding differ? 

About 15 different operators.   

San Bruno is good, there're few that's being targeted as prime area for flipper (buy 800k sell 1.4m).Around Berkeley is good too especially near the hill.Please do note when asset price is 1 mil, the trajectory of asset appreciation is different than the one below 1 mil.So these area when we said "Berkeley", has large area ranges, usually the higher elevation home is always priced way higher than the downtown.

However, time in the market makes all the difference in the world!

You may also want to review the rules for property tax reassessment while title to real property is held within a business entity like an LLC, as the rules are different than when title is held by an individual or trust.

I investigated about 5 different systems and Innago was the first I came across that fit my need.