Low inventory, but they exist.

The fact that your mortgage balance is relatively low with a 2.375% interest rate is a solid advantage here.

Interest is low on the house and has a great cash flow, always has been.

Would it better as a California resident to invest my money in a low price area of California due to driving distance and proximity?

Generally, we see this as a good option for high-income earners and low-risk investors 

The low price tag is so tempting, but they just don't appreciate like SFHs, HOA and assessments are frustrating, and loan options are limited depending on the building's owner occupant vs renter population. 

The reality is, it's often a rather easy low-stress pitch.

I would assume this is not something someone would have a goal for as their living environment, but would have to settle for it due to their low income. 

BRRRR is not a great strategy in most markets now because inventory to buy is low so you have to pay more which shrinks your mini-renovation to rent ratio due to rates as well.LLCs are of no use to you now at all unless you are going to run a business through it before investing in real estate for two years.

The value and loan amount is too low for institutional lenders.