There were terms such as "expect", "you can achieve 15%", etc. and those are close, but can easily be danced around by a good defense. 

I am hoping to get started by househacking (as I know achieving cash flow in LA is difficult) and gradually build a larger portfolio over time.

Buyer will require Seller to reasonably cooperate to achieve the desired rezoning, and the intended use will often be spelled out in the contract.

Make sure you still achieve your cash flow and equity targets.

I wouldn't do anything differently, and I think investing is easy when you understand the possible return relative to the work required to achieve that return.

This is your lodestar whether you keep or sell the property.If you buy it "cheap" and need to put in a ton of money to get it to average, this has a cost in debt and lost income until you achieve targeted rents.  

My ability to achieve high IRR is going up steadily through time.

What level of success have you achieved?

I know there are so many different combinations to achieve the same result, just wondering which you have tried.

You have to just make a clear definite goal you want to achieve and slowly work your way to it.