One year after I used that property to pull a HELOC and this year used that money to purchase an off market 4 family property in Clinton for well under market value, which I just recently finished all of the repairs and upgrades on.

Anybody done that sort of marketing?

Are the tenants paying market rents?

I am seeing a trend in CA that ADU construction is more cost effective (per unit) than buying on the market by a long shot.

But it goes to show everyone reading this that marketed projected returns are often the primary metric many investors look at.  

This market is huge.My only advise would be always searching for deals and running the number using the calculators the BP has.

I guess with certain markets its achievable!

The key for me wasn't to invest in the 'best place' but to know a market so well that a deal jumps off the page when it appears.

IMO better options- If you don't need the money in the next 10+ years look into Annuities I'm seeing 7-9% and you don't have to participate in market downturns.

If your goals are long-term - this market will offer a ton of appreciation and steady renter demand.