I’d use solid-surface or entry-level quartz in the kitchen and a prefab vanity top in the bath—both resist stains, heat, and tenant wear better than laminate without jumping to luxury.

Can anyone point me to free or low cost flipping training? 

Entry is not low, right around 20% after down +closing and assignment. 

The first one in Bonita is not in a gated community, has only a pool for amenities, allows 12 leases with 14 days minimum stay, has 3 stories, low occupant rate 41%, not in a flood zone, HOA $460/months and has a reserve of 480k, has no designated parking and has 78 units.

Just be sure to track the rental vs. personal expenses accurately.An FHA loan is a good option for first-time buyers since it offers a low down payment (as low as 3.5%) and allows you to live in the property while renting out the other units.If you’re considering investing out-of-state, it can offer better cash flow and lower property taxes compared to California.

The deal just doesn’t have the income to comfortably support that much debt.Your report shows the cash flow after the refi dropping to around $939/mo, and that’s using pretty optimistic assumptions (5% repairs, 5% CapEx, low taxes, low insurance).

Your maintenance/cap ex is far too low.  

Using FHA to acquire a 4-plex is one of the strongest ways to build long-term wealth because you get into a multifamily property with a low down payment while living in one unit.Your projected $3,650/month in rental income (two units at $1,050 and two at $775) aligns well with market rents for similar properties in average condition.

@Austin Johnson I think turn key was easy when interest rates were super low and real estate investing was easy.

I think this frustration and anger gets misdirected to str hosts bc they see them as the main cause of low housing inventory and high prices (I think the issue is much deeper than just str's - but I think str hosts become the scapegoat)