There are also limits to what does/doesn't need a permit, so attempting to find properties that don't require walls to be moved or other issues that may require a permit would be helpful too in the interim.

Does anyone have recommendations of real estate syndication firms they've used?
+ Are there any for non-accredited investors / investors using and LLC?

Home equity is 6-7% depending on length 5yrs vs 15yrs a 30 yr mortgage is 6%...Ideally rental stays rented out bringing in 1/2 of mortgage payment on new house based on numbers and is already cash flow positive bring in $1200/month (worth about 180k)and new property is going for 240k going rental price is about $2,000/month but I owe 18k still on private mortgage- reason I want to pay it off (4% flat 720 interest from cc for 1 year) to have it 100% paid off, then use home equity to pay off....or try to balance transfer balance after 1 yr which ever is lower but I figured that would mess with debt to income ratio and with this property being brand new, which is hard to find being located outside of closest major city...goal is to keep house rented out till it's paid off while also being cash flow positive with both properties combined and using paid off/ nearly paid off 1 to pay for 2nd rental, so I'd say lowest debt while also building wealth/equity not worried about a monthly/yearly profit per say as long as someone else is paying down the mortgage ie: my current property is bringing in $1200/month but current market value says it should bring in atleast $1500-$1600 but the tenant is phenomenal so she's paid same rent since 2017 I've put about 36k into between mortgage payments for 2 years and some up keep...she's put in the other 130k!!

I invest personally in multi-family, do off market direct to seller marketing, fix and flips and finally STR/MTR.

The only time you cannot is if you live rent free with a family member and you are 'not" on the lease or mortgage.

If you can find a 'prefinished slab' company, you should be able to get a regular size kitchen done in granite/quartz for <$2000.IMHO, it is worth it and can justify a rent increase.

For Mecklenburg, I am only able to find info regarding Taxforeclosures.

Lately I find myself doing clerical duties making sure that I'm escrowing enough for taxes and insurance when I should be buying and selling notes and properties.

That is a great point as well, I have noticed there are a lot of Accountants/Bookkeepers out there that have no idea what they are doing with Real Estate and they think it is like other types of business, they charge based off those businesses and find out they have to do more work and Real Estate needs more details and separate reporting and they do the bare minimum which ends with an investor having to pay someone like me to clean up everything and get them back on track.

I understand the restrictions in the market (and that Napa county in completely restricted) but and am hoping to find an agent with experience specifically in short term rentals in the Sonoma market.