And then take those profits to some day buy a multi unit complexBit even then seeing cap rates of even 20% just seem like so little money for so much bother But I guess we each pick our own poison lol

You'd probably be better off helping your mom sell the house, avoiding capital gains, splitting the profit with her then using that money towards a down payment for the next property. 

This should save me money on my own future deals, while also helping me gain credibility within the industry and my local area as a serious real estate investor and deal maker.As for my professional background, I have been working as a freelance social media marketing strategist for 7+ years helping B2B companies generate and nurture high-quality leads on LinkedIn.

Wow 5.65 is pretty high dude, but as long as the property profits it’s kind of irrelevant.

People tell me you need to buy properties in really bad shape to flip profitable.

If I dumped all my cash into this (I also have stocks and crypto etc, so I am diversified) I could in theory generate enough income to reach my goal, however I am nervous that buying in a different metro may have been a much better option, or buying C grade SFRs and duplexes in a peaky market will comeback to ruin me, or buying apartment buildings / complexes would have been a much better option.Also if I want to buy apartments, how do I accomplish that?

I have done lots of owner finance deals in the past just paying a preferred interest rate, but have been hesitant to take on partners that share in the profits.  

State taxes should have a minimal effect on evaluation if you live in CA (excluding property tax) because my understanding of how the income would be taxed is (state income was generated in taxes first if it is a higher rate than CA no further tax, if it is lower rate CA takes what you paid the other state into account and taxes the rest of the way up to their normal rate)  Hopefully that made a bit of sense it is difficult to explain in text format.

Is there a program that I can put the apn into that will quickly generate addresses?

Even if the heavens align and you pull it off where everyone is paid and you make a tiny profit they will expect it again the next time over and over.