If you intend to sell your house in the short term especially, this will be greatly beneficial "icing on the cake."

On the other hand OK doesn't gain much in appreciation usually, but I've always considered appreciation to be icing on the cash flow cake.

You’re right about real estate in LA proper are cap rates at 4-5% but my SoCal markets are on the edges outside like San Bern, Pomona, OC, Anaheim, Asuza, Claremont, MidCity.

Any appreciation is icing on the cake.

Short story you can have your cake an eat it too. 

You want your cake and eat it too!

I personally would agree with what you said about it being icing on the cake.

In general CA isn't great for cash flow immediately but is good because rents tend to rise over time, insurance costs are relatively low, and property taxes remain low even as the property and rent increase in value.I live near the Anaheim area.

Your drive is going to be cake down I40 as it's the least congested highway in Nashville.

@Patti Robertson I definitely love that idea and it’s something I am definitely open to, I’ve been looking for even duplexes but they’re all going like hot cakes haha but I definitely do need to take that in to account that I can only use the VA twice I should definitely look for the right move I appreciate your help very much.