If you're still worried go with the accountant in the state you are most worried about and plan to own the majority of your properties in.

Totally new world for me knowing there are properties off the market, wholesalers, and people that loan money just for this purpose, different from a bank, I have always thought we were doomed from finding a good deal as everything I found was already on the market...my little knowledge and limited believes got me trapped.

My wife didn't want roommates but was willing to have a second unit on the property, as long as it was private.3.

Properties here can cash flow pretty well.

It’s been an incredible journey of self-managing the property—living in one of the units for three years and gradually renovating three out of four as tenants turned over.

There is still money to be made and I think you have a good list of requirements, the pool of areas and properties is small in CA for a buy and hold appreciation. 

Although I've been investing in and improving multifamily properties since 2000, I decided to go back to school and get a Bachelor's Degree in Construction Management from BCIT (I already have my Red Seal in Carpentry).

Hey @Jamie Grossman - I'm a Realtor and Property Manager in Chicago and Northwest Indiana, new to the Bigger Pockets Community but not new to real estate. 

We are looking to rent our properties to visiting nurses and the like. 

In CA currently only MF properties are rent controlled.