SFH vs MFH in oakland

[Andrew Brewer]

Hi all, I wanted to throw out a question about investing in Oakland and wondering anyone has any ideas or advice to share.

I am wondering about buying SFH vs MFH in East Oakland, specifically because it looks like SFH are exempt from rent control ordinances under Costa-Hawkins. I have analyzed a number of MFH properties but none of the numbers make sense because the rents are too low because of rent control with the only way I see to really increase to market value being on duplexes and triplexes after owner occupying for two years. Since SFH are exempt, theoretically one could use the BRRRR strategy very effectively in East Oakland (lots of distressed properties) and not have to worry about rent control. Ive seen a number of SFH which could cashflow if given some TLC.

Any thoughts, ideas, or opinions?