While we can argue about whether the tax code achieves these goals, the result of these goals has been a range of tax deductions and credits for investors.

I am fairly confident in that my conservative rental income projections (50k) at the current prices would get ~25% CoC, but what I am not sure of how achievable the max income is (70k based on my estimates).If the deal falls through due to financing, I would love hear your thoughts on my potential two creative options to the seller:1.

Has anyone ever achieved this?

Avoid "ownership" of their time and work (lacks responsibility and does not want to be accountable) and ignore the fact that they $$$$ benefit and want the focus to be on their "charitable," benevolent, and good achievements.  2.

The locals will not touch those because they are not good deals, but they are expected to be ok for California folks since they will seem cheap to CA residents and have better coc than what can be achieved in CA.

I would vet through the steps that need to be taken to get to a $4,600/m rent and make sure all of those things are truly achievable before moving forward.

It would be great to be able to connect and discuss how we plan on achieving our goals in real estate!

Positive cash flow can absolutely still be achieved, but the actual returns aren't going to be significant if that's the only aspect of the property you're considering.

A recent online survey of 2,325 California residents, taken between Nov. 4 and Nov. 23 by the Public Policy Institute of California, found 26% of residents have seriously considered moving out of state and that 58% say that the American Dream is harder to achieve in California than elsewhere in the United States.I'm willing to work hard to make RE investment pay off over time, but I do wonder if I'd be better starting with out-of-state, where it might be easier. 

The stress test was also another factor making it harder for the bank to lend.Rather than locking away all that equity in the DP on a buy and hold, I am now interested in trying the BRRRR method; however, I am worried that during the refi the ARV will make it unsustainable to the bank if I cannot achieve the high rents they require to make the mortgage work under the stress test.I know there are lenders out there that would be easier to work with on a BRRRR, but the Big 5 bank rates are very attractive right now.Also, are there lenders out there that would finance the initial purchase and then allow for a refinance say, 6-months later after the renovation and tenants are in place?