It's great that you're benefitting from the crazy appreciation in your market right now, but that's a result of supply and demand.

There is currently less than 1 month of supply which will continue to drive prices up.

If your goal is to build long term wealth through SFRs or small multi family properties, San Diego is going to be one of the better markets in the U.S: Low Supply / High Demand, high appreciation on already higher priced RE, resilient & diverse economy, & tons of expected future growth for the foreseeable future. 

The bank/lender will provide you an approval letter so that you can supply that to the seller/agent to show your qualified and at what amount. 

I’m more in the Modesto area, however, recently, have had to make trips all the way to to sac to stock on chlorine tablets, there is a shortage because apparently Louisiana hurricanes destroyed the plant responsible for a large portion of the overall supply.

When I run the comps from 6 months to a year ago I'm finding that the ARV is less than the 70% rule because of the fact that the homes that sold in the past 6 months to a year sold for less money due to supply and demand. 

Housing is in short supply especially for entry level homes and I feel most buyers are still checking Zillow as well as the listings their realtor sends them. 

The plan would be to rent out essentially each bed/bath combo as 1/1's individually, live in one myself, and employ the strategies Todd uses (building in utilities, common supplies, cleaning services, etc. into the rent) to make it a seamless process for tenants. 

You only need to set up your listing, then find your cleaner and ask if they can stock the house with supplies when they clean.

Generally speaking, the older the construction, the more likely you are to see this kind of variance.Addicts stealing copper water supply piping and selling it for scrap is one of the easiest, if not the easiest, sorts of theft in unoccupied houses undergoing or waiting for renovation.