Everyone is worried about inflation, but if you have massive debt, it is actually a good thing during inflationary periods (assuming low interest rate).

This is going to massively increase the speed you can rehab.

I am not looking to grow this into something massive, just provide time freedom for some owners and cashflow monthly for the operators.Thanks!  

I don't pay retail prices when I invest.As far as RE prices, I like to quote Warren Buffet " Price is what you pay, Value is what you get".Smart Multi-family investors do very well in CA. in turn around properties & focusing on niches.

Those look like a typical 5 to 7 year hold, kick off cash flow and if they turn into triples or homeruns that will be a massive upside.

Bottom line, a sub2 lease back with option to buy deal will not likely benefit someone going through a (ugly especially) divorce because the deed and the mortgage are probably in both their names.She needs cash so she can cash out the ex and get a quitclaim from them/him.A sale and lease-back with option to buy is a strategy, but it rarely results in a successful exercise of the re-purchase when the seller takes such a massive financial and emotional blow. 

here is the thing many don't know about househacking: it's not meant to cashflow. househacking is meant to at least significantly REDUCE your personal cost of living, so that a) you have extra money every month to invest in other properties, or b) your reduced cost of living makes you that much closer to financial independence (lower expenses = easier to retire). a bonus is that in househacking a multi you can get into "more house" (a more expensive asset) so you're getting that much more appreciation annually. if househacking eliminates your personal cost of living, that's awesome, and if you actually cashflow off your househack (usually achieved via STR or MTR), that's amazing, but COL *reduction* is still a massive househack win. for example, i used to pay about 1500/mo for rent in a 2/2 in a not so amazing neighborhood. now i live in an amazing neighborhood in a way bigger nicer/place and my portion of the mortgage payment (PITI) is $50-750 depending on who's in my guest room at that time. i also have a property worth over 600k that's appreciating for me!

sub too for owner occ is a little safer.Its not the buyer although the buyer should put in a few safety items.. but the risk is extreme to the seller.and unfortunately there are really bad actors that will do this.. rip the rents and never pay on the underlying and they could care less about the seller.. and do it over and over etc.I ran into one of these in Oregon that was really bad he got 3 years in state prison.and i have bailed out more than a handful of folks that meant well but just did not have the means to either pay the note when it was called or bad tenant scenario or the worst of the worst the sandwhich option that was recorded.. this totally buggers up title and in a default the seller is harmed massively.

MASSIVE CONGRATS!

Spend time educating yourself then take massive action to get the most results.