I am still working out the level of coverage I need and what's covered by the HOA. 

It shows the level of dedication you had toward owning a rental property and the sacrifices we must sometimes make! 

Sounds like you are likely losing money in the long run....unless you have housing prices going up pretty well over the long term, and your goal is equity.Get the rent to market level. 

I live in California and have been considering doing a brrrr here if it makes sense just a higher entry level.

I love that you're interested in the next level of apartments and are willing to partner. 

When you are house hacking with kids, you have to place your family's comfort level first and the investment second.

Your offer has to compete with those on some level (higher price?

Honestly, if you're just looking to house hack your first property, this resource might be a bit too high level, but it's a free course on Udemy with tons of valuable insights ranging from how to find a neighborhoods median income, crime levels, job growth, etc.

I’ve always valued your level headedness and your resolve to be honest.

The purpose of a consolidated return is so those non-residents do not have to file a state return and just pay their share of tax at the entity (1065) level.