Also moving around walls and opening up kitchen is okay for a higher price level flip but for a rental it won't pay off, and you will likely add on some delay and increase cost as you will likely need a permit to open up walls. 

I think that it really depends on your comfort level, strategy, and market.

I also just see this as a trickle down to state and local levels.  

State level moratoriums would be handled at state level courts. 

From a federal level yes. 

This happens on an individual level, institutional level, and everything in between. - LA is a cyclical market (as opposed to being a linear or hybrid market). 

That’s at the state and county levels.

You have endless options of where to house hack and can make the numbers work in almost every market, depending on your comfort levels.

Do you want some high level macro factors that could make the risk of such a project worthwhile?

Your agent will also get better at bringing you "similar" types of properties and in most cases can walk-thru the property and give you a high level comparison of said property to prior properties which helps a lot as most times, you'll need to quickly get an offer in before your contractor has a chance to swing by and give you a better ballpark.