Obviously, LA is one of the most expensive markets in the country.

Hello, For those who do rent to own in California or other expensive markets (NYC, DC, miami), how do you find your tenants buyers?

For context, this place and the other calc I posted in another thread are in a very desirable, residential area next to an Ivy league school and all the grad school- the tenants (I was one a few years ago) are very high quality, its largely grad school/professor/staff rentals, and the home values historically have been largely immune to changes in the housing market- and probably as such, they've gotten really expensive.

I was considering going through AirbNb but some of the members here advised against, due to the potential for damage to my (expensive) furnishings.

But home insurance is very expensive in this state.

We never know if the place will always be fully leased or unexpected expenses come up to cause the DSCR to be lower for that one year. 

@Laila Ea Looks like several of your expenses are under-estimated, vacancy should be about 8% to give you 1 month of rent saved up each year, CapX of 5% seems low, typically that would be around 10%, and management of 4% is definitely low, usually companies charge you around 10%.

Some of the larger expenses-Interior/Exterior Paint, Storm shutters for a few of the front large windows, added additional cabinets to one unit, New refrigerator from Dent/Scratch store after old one died, Laundry units that tenant pays +$50/mo for etc.

The additional expense of becoming an agent is prohibitive for me.

Landlords that use the excuse that turn overs are too expensive usually are either paralysed with the fear of managing, very common of new landlords, or in the case of experienced landlords just too lazy to bother managing their tenants.