Once you understand the numbers you are ready to play the game.

One thing that worked for me was to find a value add play. The

That brought the appraisal up $30,000 with these factors in play. The

If you're using one of the calculators just input hypothetical purchase amounts to see what they look like... play the "What If" game. 

I never met a banker who would give me money to play the stock market and I never saw the tax advantages I get from real estate in stocks so I’ll keep on doing what I know .

You will have a higher chance of evictions or worse (tenants who play the system).

I am thinking of selling my LA property (which is currently cash flowing about $400/month) and with that money buying 2 houses in Austin to play the appreciation game (with potentially little to no cash flow) since Austin long-term has more room to grow (IMHO) price-wise.  

You might be able to play the "I bought it for rental purposes, but something came-up and I sold it" line once or twice, but if you are regularly rolling properties, they will be considered inventory, not assets.

It can be done.Remember, the younger you are, the more time you have to play the appreciation game, and LA is one of the best markets in the country for appreciation.I'm not saying cash flow isn't important. 

Some of them play the stock market with an investment account.