I have a friend who buys townhomes, not condos who is my only potential buyer.

Concepts I'm looking into, but that may not apply, are friendly loan, gifting, gift of equity, etc. 

Finding them is easy when you know which state because you can get paired with a seasoned agent and explore property management companies or use friends, family or your own services.

I have a friend with a property in the edge of butler that rents easy so I would agree with you on that.   

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I would think most landlords, who choose to be landlords in very Tenant friendly San Francisco, would pony up the 5.2% knowing that the rate has gone up and down throughout time, unless they want to run the risk of their tenant's finding out and called out as being a bad landlord, being taken on by the very helpful San Francisco Tenants Union or taken to Small Claims Court.Maybe there is a silver lining in California's recent change in security deposits that limit it to one months rent when it used to be up to 2 month's rent for unfurnished units and up to 3x for furnished units.By the way, I took a look at your Company, https://www.getwhale.co/  Since your firm is only offering 4.2%, were you trying to market in San Fran before discovering the Rent Board rate?

I know some friends still doing it but they're few and far between.

frustrated with non-investor-friendly realtor.

I am looking for an investment friendly brokerage that I am able to join.

@Steve K.I have a friend named Jim Sheils that sells build to rent SFH and duplexes and quads.