if there is appreciation, but you wouldn’t sell your current home tax free and buy a neighboring home to rent out, (There by raising your cost basis for additional depreciation and lower capital gains tax.) then it probably doesn’t make a good rental property. . 

.: I’m looking at a property that checks all the boxes—good numbers and fits my buy box—but I haven’t seen it in person.

SF is a very unique market, and actually may be a great time to buy right now, especially if they can successfully turn the city around. 

I'm currently looking to either buy a turn key multi-family or BRRRR a multi.

They are not buy and hold forever type properties. 

You may also want to consider buying this as a primary and living in it for a year.

I wonder if this would eventually make CNBC's American Greed? 

I’m planning to start by buying in Buffalo to gain experience and learn the ropes.

Quote from @John Aaron: Anyone know any hedge funds that’s buying right now and their buy box? 

Dscr will be useful in the future for fixer uppers and unique buys.