I am a RE Investor in the Hampton Roads area that has been doing buy and holds since 2013.

Prop 13 in California is what I call an "unfair advantage" for buy and hold investors in this state. 

I am currently fixing and flipping but my end goal is buy and holds.

Highly recommend Joe Fairless' meetup that he holds in Deer Park the last Tuesday of every month.  

Also what kind of paint would be used and how does it hold up (this is a big deal in rentals)?

@David Torres Thanks for your help, do you guys only hold meetups on the first Wednesday of the month? 

Does anyone have a rec for a spreadsheet that shows the basics of P&L associated with a rental property, but also lets you input hold period and value appreciation assumptions so you can get a full picture of the IRR after a sale?  

If I were you I would hold off- it's a tough market and nothing wrong with being patient.

Anybody have a referral for a title/escrow company that has experience with investors and does hold opens in the Phoenix, AZ area?

(either to fix/flip or fix/hold).....leading to a nice (40% gross margin) once completed.