This kind of commitment to capital investment excludes a lot of buyers and becomes a built-in barrier to entry.

Here's an excerpt from her commentary:>>"The current situation is remarkable.Here are the basics - the ARMLS numbers for January 1, 2020 compared with January 1, 2019 for all areas & types:Active Listings (excluding UCB & CCBS): 12,141 versus 17,339 last year - down 30.0% - and down 12.5% from 13,869 last monthActive Listings (including UCB & CCBS): 15,018 versus 19,900 last year - down 24.5% - and down 14.6% compared with 17,577 last monthPending Listings: 4,662 versus 3,740 last year - up 24.7% - but down 20.5% from 5,864 last monthUnder Contract Listings (including Pending, CCBS & UCB): 7,539 versus 6,301 last year - up 19.6% - but down 21.2% from 9,572 last monthMonthly Sales: 7,764 versus 6,457 last year - up 20.2% - and up 8.7% from 7,142 last monthMonthly Average Sales Price per Sq.

If I understand correctly, we can have a third of the gain excluded from the capital gains taxes since we lived there for 2 years?

If you can invest creatively, excluding traditional lenders for example, you'll find it easier going.

If it's a multifamily and you're getting it with an owner occ loan (FHA "house hackers"), rental income from the other units (ADUs excluded) can be added to your income.If it's an investment property loan, generally rental income from any/all units (ADUs excluded) can be used to offset the PITI, wiping it entirely from the "debts" column if it's cashflow positive.

I know landlords that would exclude people that are a different race or religion, I know people that don't want to rent to anyone who is gay, and some that don't want to rent to families with children. 

As long as you've both owned and occupied it for over 2 of the last 5 years you can sell it and exclude up to $500k from taxes. 

Can you refer us to where that part is in the new law: AB-1482 Tenant Protection Act of 2019 The same paragraph that indicates the 5% cap (search for 5%) indicates something akin to rent discounts, incentives, credits, concessions, etc are excluded from the base rent.  

A reminder, when we military have occupied a primary for 2 years of of 10 years, we can exclude capital gains on the sale of that house: If you or your spouse are on qualified official extended duty in the Uniformed Services, the Foreign Service or the intelligence community, you may elect to suspend the five-year test period for up to 10 years.

Although the “Victoria Park” duplex had re-development potential (townhouse) because of the large yard, excluding that, since I don’t want to get into new home building, doesn’t the condo seem like a much better deal for return on investment?