I'm actually considering a refi on all my notes under my personal name, this way other big ticket items such as my personal residence, stocks, etc. that are held under my name along with my wife's can't be touched in the unfortunate event something happens rental property related and someone comes after just me.

My thought is yes because that was time spent renovating the property to prepare it to be rented. 2) Do hours logged include time spent driving to the property to perform renovations and re-stock supplies?

Unfortunately, Real Estate is not like Stocks where you can buy it, set it and forget it.

Tough to do that in the stock market and pretty rare to do as a performer/athlete, like 1% of the 1%, and for C-Suite again have to not only probably be good, but lucky to be in the right place, at the right time, at the right company, with the right opportunity. 

Using your dates for context in 2018 I wouldn't have been able to build $550,000 condos in the neighborhood but the existing housing stock continued to appreciate and reached a point where it finally made sense to build ground up condos at that price point.

I'm looking at building 40k sqft with 3acres between $950k and $1mil (again, freeway access).I've talked to a few realtors who are taking California cash from investors and buying whatever they can (at asking price or higher) because the investors want out of CA and the stock market and are willing to buy whatever they can in our valley to have more stable long terms returns.

If there are a large stock of properties with fewer problems, then pass this one over.

Can’t do that with stock picking.  

., like a lot of these mastermind groups will push but you're just jumping into the rally with 20 other investors all racing to the bottom on stock properties later in life.

If you think of an old school investment club where members get together every month to discuss and vet stock investments and then invest together, it's like that, but instead of stocks we focus on passive real estate investments.