High appreciation markets have low cap rates, good population and job growth.

It’s ever growing in population due to the investments going in around.

In CA MF is rent controlled but SF is not rent controlled.  12) the ADU will result in property tax increase more based on cost than actual value added   item #1 implies the property tax you will be charged is more than if it was based on value.My top advice is make sure you know the value added to the property by adding an ADU. good luck

The initial effect on mortgage rates was a subtle increase in long term bond yields, however in comparison to earlier this summer residential and commercial mortgage rates are down considerably.For example commercial lenders were in the 7%++ range just a few months ago, and recently are as low as 5.5%-6% and falling.

Also a word to the wise if you do decide to invest in Texas be aware that in many parts of the state property taxes are increasing exponentially year after year.

I'd recommend doing some research into what markets you want to target (landlord friendly / growing population / economic drivers and developments) of those markets. 

Each year, the value depreciates, but you still need to pay for the land rent increase.

If you did get a two-family, you could long-term rent one unit and short-term the other to increase cash flow.

With the growing population and job market, there is a high demand for rentals.

Many of the best longer term markets are in a correction now (TX/FL).There is no particular formula, but the closest proxy would be population growth and 10Yr historical price increase which aggregates many factors together.