Too many newer investors go out of state chasing returns and fall into the trap of: poor management, unrealistic expectations, real numbers and on paper numbers don't match, evictions, poor tenant quality, etc. its tough enough to invest in your own neighborhood.

Additionally, focusing on the last five years allows us to understand the current trajectory and potential for growth.Ah, the emotional attachment trap.

It is costing you $21,169 to refinance...are you seeing that in section J of the Closing Cost detail?

So where you say you would be texting all day, I say I don't want to be trapped on the phone all day.

highlight_post=6803139&page=1#simplified-forums__discussion__replies-containerI have no reason to alert you of this danger other than honestly trying to help you avoid the trap that the rest of us fell into.FOR YOUR OWN SAKE, DO NOT BELIEVE ANYTHING MARCO OR NORADA TELLS YOU UNLESS YOU SEE IT IN WRITING AND HAVE IT VERIFIED BY YOUR LAWYER. 

from my experience in section 8 and I owned hundreds of these SFRs in multiple states.. you take a lifelong section 8 welfare recipient and all of a sudden their voucher is gone.. your going to have a no pay and an eviction most all of the time not to mention a beat up house. its going to be tough on a single mother of 5 kids who has never had to pay rent a day in her life to all of a sudden have to pay rent and get a job.. lets see how it all shakes out.. now these folks are nothing if not creative they may get someone to take their place and start the 2 year cycle going a new..

That’s where good local insight makes all the difference—I’ve been helping investors zero in on those spots and avoid the traps.

That low 3.5% loan is fantastic, but most of your wealth is trapped in the equity.Reinvesting into multifamily: If your long-term goal is building cash flow, moving that equity into duplexes/quads could give you stronger returns.

Almost impossible.If you rent:You’ll get depreciation.But rents rarely cover the mortgage.Losses often get trapped unless you qualify as a Real Estate Professional.When you sell: federal capital gains, 25% depreciation recapture, plus California income tax.Profit is taxed as ordinary income.California has no special “capital gains” rate.That can take 35–45% of your gain.Now, the live-in flip is where California actually helps you.Live there 2 years.Section 121 exclusion = $250k tax-free if single, $500k if married.California follows this rule.That means your gain can be completely tax-free.Your husband being a carpenter makes this even better, you can add sweat equity without paying contractor rates.BRRR in Marin?

Their claims include:Mold and old food around stoveMold on wallsBlood stains, dead insects, dust throughoutDirty stove/microwave, bathroom unsanitaryWindows unclean with missing/damaged screensGeneral filth, unswept floorsShowerhead replacement neededThey are demanding deep cleaning, mold remediation, replacement of window screens, painting, etc. and state they will withhold rent until this is completed.