Small upgrades to the property, sweat equity.

You do not state how active you desire to be in you REI, but if you are willing to put in some sweat equity, I suggest you take @Joel Bongco up on his generous offer.  

Consider working with local investor networks or wholesalers who can close fast and don’t sweat minor inspection items as much.

For example, if you’re looking for immediate cashflow vs longterm appreciation vs sweat equity, then that will help determine what market will fit your needs the best.

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?

Bonus if the units needs some light rehab for some sweat equity.  

if so this meets my rehab criteria of adding value 2x cost and a minimum of $40k sweat equity.  

There are times the smart thermostat is creating issue for the HVAC system and render it stops working (service call), guests not knowing how to operate them and then they will message you (after hour message), weird heating/cooling schedule (We had guest texted us in the morning saying last night the HVAC switched to heat and they were sweating in the morning), etc.

You want to protect your interests and make sure that your investment, whether financial or sweat equity, is protected and that you can exit the agreement if the deal goes south.

So you can ask, but don't sweat the small stuff.