Purchase price: $375,000 Cash invested: $80,000 Single family home 3 bedrooms, 2 baths with a split floorplan (read - nicer for house sharing); total renovation in 2017 (read - minimal cap ex and minimal hassle); walking distance to campus, medical centers, city center, 6th street, parks (read - not relying now shutdown public transportation or long commutes).

How would I minimize the risk being in debt.

Now if you don't plan on owning it that long, change your math :)Your furnace number is WAY off :) Minimally I would guess that should be 7k in NYC. 

I am looking to refinance it from 4.375 and just received a great rate with minimal cost in terms of points/fees.My question is..

There is nothing wrong with using everything there to minimize your tax burden.

Hi guys, I am new investor looking in purchasing my first rental property out in Los Angeles but I am having trouble calculating my rehab cost, looking for minimal work to keep my budget.

You may also want to have one unit at lest minimally staged before recording, if it’s in your budget.

The area you buy in will determine the class of tenants you attract and you are in the business of collecting rents and minimizing all other expenses wherever possible so the area you buy in is crucial. 

Residential is generally much easier to lease and minimize vacancy. 

My main sticking point is that I am unsure how to find a marketplace that would be worth my time to find MFH properties effectively since I have minimal restrictions.