We'll do this as soon as covid permits!

Make sure your DD is complete off course as recordings and permits if done wrong or not current can become a nightmare.

You may also try sending them SMS and Emails, That way it is easier to know who are the interested prospects.

I would have interest in investing also if there were clear codes permitting.  

I mean I see new construction there selling for what we have to pay just for permits

However, you are not permitted to actually acquire, close and take legal title to the property on your own through a Reverse 1031 Exchange. 

To add to @Twana Rasoul point, San Diego has become super competitive , definitely a lot of sharks in the water, since there is a shortage in inventory but tons of prospect buyers.

There were a few reasons why I did this:1) One of the local municipalities stopped allowing LLCs to pull permits as the homeowner.2) The real estate market around here was really hot and I would often have numerous offers on my rehabs.

I simply advise you to call the prospects and just ask simple questions. 

There are plenty of prospective renters to rent for $650-850 per room, and you get hands on experience dealing with tenant issues, common house rules, leases, etc.