When it comes to analyzing properties, I’ve developed a specific checklist to make sure the home fits both resident needs and operational goals:Square Footage: Ideally, at least 2,000 sq. ft. to ensure enough living space for residents and staff.No Stairs or Pools: It reduces liability and keeps the home accessible for everyone (this is just my preference).Corner Lots: I love corner lots because they often provide extra parking and outdoor space—both of which are critical for families and visitors.

CA doesn't have an extra $30b/$40b laying around to do that, not to mention the additional billion to actually do the project to be build ready. 

However, the biggest con is that you are sacrificing a bit of your privacy by living right by your tenants and it is usually a lot more stressful since everything is your responsibility - managing tenant issues, handyman repairs, taking care of the lawn, etc.I would strongly recommend house hacking especially in the Columbus Ohio market!

Natural appreciation usually takes holding the property for at least a few years (just depending on what the RE market does going forward).  

I've tried the lower 6-7% PMs and usually you'll either pay mark ups on repairs (what you've noted) or pay extra fees (i.e. labor hours, extra calls) that you may or may not notice. 

Refrigerators aren’t typically expected in Texas single-family rentals, and it may be the same in Georgia.For other appliances, buying new is usually the better choice.

And a local resident is usually very helpful.

Usually higher priced units eliminate a lot of the issues.

If you give someone over 19% membership interest in the deal, the bank will usually require a personal guarantee from that individual. 

Also Cocktails and Real Estate at Patriots place.BP does have a local meetup section which usually has good local options.