I would also check out some comps and see what they are putting into their units.I am also in Los Angeles and have been investing over the USA just like you.

Here’s a duplex my wife and I acquired just over a year ago in the Los Angeles area. 

Those programs have lead to blight in Los Angeles. 

In Los Angeles there are programs (I think through the teachers credit Union) that provide assistance for home ownership.

Hi Raider, I build houses in the Antelope Valley which is in Los Angeles County, Northeast of LA.

you can find $3.70 regular now in the los angeles area in some parts... and I think California has one of the highest taxes for gas

Trust me I understand that having initial cash flow is preferable to not having cash flow, but as most of you know in my market (Los Angeles area) having initial cash flow is tough when rents are commonly nowhere near the 1% rule.  

I believe if you rent in Sherman Oaks (City of Los Angeles), your rental unit may be subject to the City's Rent Stabilization Ordinance (RSO), which limit annual increases to a published percentage.

@Vera Herlihy https://www.biggerpockets.com/forums/521/topics/441627-los-angeles-santa-monica-meetup?

My name is Brian Novotny and I live in Los Angeles.