I always down played how well I did to not encourage others in my area, but since LA is changing their system in 2026 it doesn't matter now and my tax sale buying, in LA any way, will be coming to a conclusion soon.

I am okay playing the long game and waiting for the benefits of market appreciation but in the time being would like an average CF return (not prioritizing CF). 

Find a mentor that will let you shadow them, continue learning on Bigger Pockets, and TRACK things that matter.Please don't get discouraged...real estate is a long-term play. 

My primary question is: Should I focus on buying a multifamily property and growing slowly to build a stable financial foundation, even though my area would have minimal cash flow and be more of an appreciation play?

The amounts of death benefit and Cash value will be relatively equal notwithstanding some small company to company variations in costs.The only difference between policies is the way they are designed.

@Alan HaleCan’t answer number 2 but financing has nothing to do with your profit I’m it doesn’t matter what you buy whether a car, home or pack of toothpicks, your profit is what you paid for it minus your costs/expensesWhere financing does come into play is it is a cost as money is not free - but it’s only what you have paid for that financing.Hope that makes sense

So I don't think it's a trend, I think it's the reality of the play between the population explosion, gentrification, and affordable housing. 

In particular, fair housing issues may come into play when a husband and wife or "couple" apply jointly.

Some other items came into play were manager percentage of late fees and maintenance oversight fees and renewal fees.

Of course the right loan would have to come into play with this scenario.