Pretty quickly

Three months ago I quit my job and started a private practice (mental health).

I don't think you want to syndicate as syndication costs can be pretty steep and won't be worth it for an 8-unit.

Looks like you've covered all the numbers pretty well. 

I'm pretty familiar with the West LA pockets and grew up in the City of Industry area. 

Pretty easy structure, no percentage needed and lawsuits fly with a 20k profit.

There are lower cost parts of CA like Central Valley , Bakersfield for example but the economy is still pretty rough there , 10% unemployment and not too many industries with higher paying jobs.

Under 500k.That all sounds pretty good!

Unfortunately that is pretty much impossible to find in the major metro areas of CA

We discovered Union Beach this summer while looking for a restaurant, really cute little town with potential, has the nicely maintained Henry Hudson trail running through it (popular for running, hiking and biking), a pretty waterfront with views of Staten Island and Manhattan and some nice houses and townhouse developments near the water.