If there is a renter in place, you may be able to do a cash out loan without changing who owns it. 

I don't disagree that it is a good tool for someone just starting.Now, should folks be using such tools in the first place?

Right now I rent one of their properties with a couple roommates and I've been looking to buy my own place. 

While I agree with all your points (especially the unconstitutional eviction moratorium), selling means you will a) get hit with huge capital gains taxes (my friend just sold his 5-unit and got hit with $150,000 tax bill), b) there is no place to invest the proceeds (stock market is too risky, banks are risky and pay really low interest), and c) you are too young and if you change your mind and want to purchase more investment properties, interest rates and prices are too high. 

It is a great place to get started

Marin is a phenomenal place to build equity, and eventually use that equity to create cash flow. 

If there's any place to hear this, it's here.

Check out File Place: https://www.biggerpockets.com/...The link is located in the footer of every page on the left side.

Development is a fun and frustrating venture, but Real Estate is still a good place to find a win.  

Tease em with some of the pro's, whats good about this place, whats good about this area.