Using those capital funds for a SFH that you plan to live in and rent out an in law unit to help pay off your mortgage might not be bad idea but I agree that that route might not be the best use of your capital.I have investments in Sacramento and as @Nicholas Cook mentions, the west coast is more of an appreciation game rather than cash flow.

Stocking up on games and maybe game tables for those times when they are at the house.

Of course but it's definitely a game of patience and persistence to find a deal in this current market.

Nonetheless I appreciate the time and the feedback and I’m game if you care to elaborate any further as well...

They will want you to have some skin in the game.

Look back later see what it sold for and see what your number was compared to see if you were even in the game.

All streams of income require some amount of management, it is really more of a dollar per hour game.

Transforming houses into a homes that's my game plan. 

& definitely, I plan on moving to conventional loans once I have more skin in the game and more wealth built up but FHA makes the most sense to me to get in the market quicker.

Aside from Gardena, Inglewood still has opportunities , Hawthorne is well positioned with many catylyst for change, and San Pedro's water front development will be a game changer for their mkt.