Its registered as a 2 unit as it is a true two unit that can be a single by simply unlocking the door to the internal staircase.Both properties have coin operated washer & dryers for each unit.Value Add:-Property 1 adding an additional bedroom on 1st floor of both units, that would create 14 bedrooms with 4 full bathrooms.

have to factor in rising rents.. what is .07%   5 years from now is 1.2   I had known that rents rise but I never internalized that they would be so fast. 

The cost approach estimates the cost of replacing the subject and is generally higher than the market value (insurance companies use that to over insure you, LOL) but don't forget to apply depreciation to the cost approach bringing in the difference in age of an existing improvement to a brand new one, look up internal and external obsolescence as well.Many here only consider the income approach when buying a rental, I suppose you can do that with a pig, but when you buy you're buying at market value, so the sales approach should usually be weighted more in the market.

You're all over the place, the best place to start is pave a pathway and know what's out there, since you're in CA and want to flip, read J Scott's book at least 3 times and internalize it.

They are providing money to domestic or international business to produce value for employees, customers, their local economy, and share holders.Even people who buy treasury bonds are adding value.

What doesn't help the situation (for buyers like ourselves) is that most of the [good] turnkey providers sell in big bulk to international buyers who are willing to pay top dollar and all in cash.

I like it and it's perfect until I get my internal sales team up to speed.  

Flipping PropertiesIf the primary objective of your real estate business, or one of your real estate businesses, is to buy, potentially fix up an existing property and resell it within one year, the Internal Revenue Service can consider that to be an active trade or business.

You are limited to the index funds that they provide which consist basically of the domestic market index, international index, bonds and fixed income.  

I wouldnt go off brand on the faucet -- stick with Moen/Delta and you can have the valves rebuilt/retrimmed out years down the road for a fraction of the labor/cost to have them replaced when their internals start to fail.If the toilet is old - Pro flow toilets at Ferguson Supply are a great bet - reasonably priced and they work -- no callbacks about plugged up toilets.If you're worried about the floor you could always lay some luxury vinyl plank flooring over the top - either glue down or the snap fit as long as you get the water resistant material.