If the deal cash flows and meets your criteria, the unit count should not play a huge role in your decision. 

I hired a local contractor to add TLC to the property.

I'm hoping I didnt make a mistake with these numbers but assuming proper assessment of the local market, jobs/population growth, property condition, rental demand, future appreciation etc., is this something that sounds within acceptable ranges or am I missing a piece of the puzzle here? 

Are you planning to invest locally in California, or are you open to investing out-of-state?

Have no real formal training, on subto I would have a local attorney put it together for you.

Let me know if you'd like to meet up or jump on a call to discuss further.

Find out what he looks like and have a 'chance meeting' with the owner if possible.

- How do you know the quality of their work will meet your expectations?

I was getting interest rates that were slightly over 7% for a fixed, and I recently learned about the 5/6 ARM through my local credit bureau who I had financed my car through many years back.

Frankly from my limited experience, it seems different to even meet the 1% Rule much less the 2% Rule.