It's harder to finance good properties right now for obvious reasons, and if you go NNN or DST then you need to be very clear about the costs (upfront and ongoing) that might eat at your returns. 

You have to weigh the cost payments of each and see, which is better or lower for you!

➡️ What are the estimated costs of upgrades for the semi-upgraded and fully upgraded units?

The hiring process costs the employer a lot of money and if you don't think you will be a good fit, it is going to be an uphill battle for both you and your employer.

They may be easy and relatively inexpensive to add sub-meters for the secondary unit, or they may be significantly intertwined, making it much more costly to separate.

Is it just time and experience, knowing what costs what or is there a better way? 

A lot of CA investors go out of state to start because it's more cost effective and lower price points, look into markets like Detroit, Kansas City, St.

It's the cost of doing business.

Used the 3% realtor commission as a credit towards my closing costs.

Numbers of the deal as followed: $266k all in cost Rents projected at $2300/mo right now.