Analyzing an investment with the Cash on Cash return makes more sense to me.

I provided gel bait, then exterminator.

Cash flow is difficult here in California, and so I'm looking for opportunities that have strong appreciation and long-term growth opportunities with strong tenant bases to complement my long-term investment strategy.I appreciate any insight and stories.

STRs and MTRs have higher cash flow than LTRs but they require more work. 

You likely only made a down payment of 3-20% ....but you still get to write it off on the full value across 27.5 years.So 400k/27.5 = 14,000 ish a year of a write off where during the year you didn't need to incur an actual expense, no cash outflow. 

Can you provide guidance on how to get started and some effective strategies?

Beyond (formerly Beyond Pricing) – Useful for dynamic pricing and also provides some solid market data.   

Current goal is focused on growing a portfolio and reinvesting cash flows.

@Gregg HuttonIf I were starting over with limited resources, house hacking or the BRRRR strategy would likely be the best focus for long-term growth and cash flow.

It may make less cash flow/ per month but in may cases in the long run after PM fees and Repair costs, many times it turns out similar.