In addition, you may consider handling the purchase, fix, and sale of properties through an LLC to mitigate any potential risk or liability, as those tend to be higher on rehabs than many other real estate ventures, if you aren't already doing so. 

When you're in the low income space it's always gonna be a an uphill battle.

Should I run like hell, or is there an opportunity here?

Tax BenefitsSan Diego is an expensive market.

The NE house will either need to be converted to an investment property, and then later you would 1031 it.

If you don't have one already, I may recommend having an LLC or Corporation to help with giving you some business deductions to help increase your profit margins.Note: This information is for educational and informational purposes only and does not constitute legal, tax, financial, or investment advice.

There is an instant transfer that costs maybe 2.99% or something but I can wait 2-3 days.

Quote from @Alexandre Boustany: Hi BP Community 👋I'm an architect who has joined a real estate development company in Lomé, Togo (West Africa).I’d appreciate your thoughts on a deal I’m currently analyzing.

Are you planning to do an FHA rehab loan?

Other than the time between a notice to quit and eviction, the court can issue an award for use and occupancy.