One of these LTR has a rent to purchase price ratio over 2% (the other is too recent of an acquisition to have a great ratio, yet).I agree in this market the initial cash flow in coastal CA is not good, but it improves fast.The cash flow of a good Midwest buy n hold property is not going to match the average monthly appreciation of a poor coastal So Cal buy n hold property (our worst has done better than $1900/month over the hold period, we have three that have appreciated more than $4K/month over the hold period).The regulations are LL unfriendly. 

The self employment taxes, loss of 401k match, employer paid insurance.... etc

Cheaper way,  install higher end rugs that will match decor  and color schemes.It will help, not only on the floor noise but overall noise .As a contractor, if you do the sound board in ceiling below then just install it over the sheet rock and install a new layer of sheet rock. 

Originally posted by @Todd Dexheimer:I wrote an article on the best multifamily markets earlier this year:https://www.biggerpockets.com/...Also, check out this article on what to look for: https://www.biggerpockets.com/...I have read that but unfortunately they don't match with my initial post.

@Ken Mccarroll - ask for bank statements to make sure the deposits match the T12. 

I also ask them to touch up if they are comfortable and I provide matching touch up paint.

Once we match with a contractor that we like.

Developer-       (Greatest return, greatest risk, a lot more time commitment, detailed knowledge and be able to work through more contractors)Again put these in a quadrant, match these methods against your skillset, commitment, financing, family life, time frame, etc. 

They are listsource, propsteam, rebogateway and property radar.You would go to one of these locations and enter the criteria in your given location that matches the type of owner you're looking for.

There's no retirement matching fund, no dental, vision, or other types of "plans", so be ready to pay for all of that out of pocket.