Instead of howling at the dark, @John Clark: why don't you light a lamp for those who are lost? 

I totally agree with you on that and am starting to see that truth come to light.

Many investors are shifting their strategy a bit — either targeting smaller multifamily properties, secondary markets just outside the big metro areas, or projects that need light rehab to force some equity and improve rents.It can also help to work directly with agents who specialize in investment properties, not just retail listings, or to tap into off-market options like wholesalers and local REI groups.

light cosmetic rehabs or full repositionings?

That's easier said than done, and you're only going to create that level of income if you execute and self manage well.If nothing lights you up, I'd invest in index funds and pull money out at a 5% withdrawal rate (gets you halfway to $40k), stay completely liquid, and have none of the hassle factor.

A cosmetic rehab—new kitchen, flooring, bathroom, recessed lighting, and minor plumbing/electrical—costs me close to $30–35k for a 2-bed/1-bath apartment, and that’s considered cheap for many!

The funnel is light today.. perhaps will pivot to a new market but MAPP could increase a bit too if the numbers make sense. 

i have a full time job that commands most of my bandwidth and I came across Eric Spofford's Section 8 program and I am curious to know if anyone knows anything about it that can shed some light on whether there is any merit going down this road?

With 50–75k and a move to LA coming, keep it simple and build momentum: pick one market near your future home base, define a duplex buy box in C/B areas, and aim for light value‑add you can finish fast.

It's a win for both parties, as the credit I give is always above what utilities I could possibly use for lights and the occasional receptacle needed for repairs, and it saves me from having the connection fee for an account each month.