(varied rent roll)Smaller floor plans for a higher/s.f. lease rate and easier tenant market.Some refurbishing since that comes (relatively) easy to me and provides more upside.Potentially in an Opportunity Zone.Or trade OZ for proximity to university/large employer (or both?).

With it’s close proximity to Point Loma and Liberty Station and it’s incredible schools, I think the Midway district is due to sky rocket in value in the next ten years.My biggest question is: With the current market situation is it better to sell and utilize the cash made from my equity to continue to purchase out of state properties or break even by renting and holding on to a property that has a bunch of equity potential?

I summarize the under writing and business plan but I reccomend you read some books on the subject to gain a more in depth understanding which will go a long way in helping you build your portfolio in the future.I start my business plans with market data.You need to find out the following about your market/ sub marketAverge rentsAre rents trending up or downIs it cheaper to rent or own a home What is the median income in your marketWhat is the average occupancy What is average appreciation in your marketWhat are the laws that may apply to your rental investment in your area ie rent control, optional property tax increases.Once you know these thing you can get a good idea as to the supply and demand of rentals in you market and start to make educated assumptions about how yours will perform in the future.Next under writtingFirst understand real estate investment is primarily to things rolled into the same investment firstly an asset( the physical building and the land it sits on) and the business in the building (the tenent/s, cashflow, expenses, and managment.)Not all business make money, and not all investment are winners it's you job to make your business/investment make money.

As far as I know, dishwashers are always hardwired (meaning physically connected to the home's wiring) and there's no requirement for them to be GFCI-protected.  

I would physically start by either A, getting a job working for a property management company, or B, buying a low cost house and diving in. 

Is it best to start from scratch but salvage what can be salvage or does the fire damage pose such an unknown threat to the remaining proximity of the standing structure that it's best to leave it be.

So I am thinking of going door to door, cold calling and emails/physical mailing properties that look like they could be deals that are not on MLS.

I also believe with regards to Delaware entities, if you don't have a physical presence in the state where you can be served, that the State of Delaware requires you to have a registered agent to accept service of process on your behalf.

Maybe we should contact the national newspapers.I know a few investors that buy completely destroyed houses, work day and night rehabbing them, deal with all the permits needed, engage with often lazy and dishonest construction workers... performing many other mentally, emotionally and physically difficult tasks.

Sounds like potentially the residential landlord is too involved emotionally ( caring about everything potentially the tenant says ) and physically ( doing a lot of the repairs and replacements themselves to their investment inventory).I don't invest in residential anymore.