Prop 10, if passed, would allow cities to enact more rent control, it would not require it.

Oakland has strict rent control laws, like San Francisco, Berkeley, and many other cities, however there is an exemption for both duplexes and triplexes when the owner lives there as their primary residence.  

With double deposit escrow smart contract, the deposit account is only generated between the buyer and seller, and is only controlled by them.I understand that this new technology has gotten a bad rep from criminals evading taxes and rampant speculation from others, but it's simply an unfortunate side effect of any newly emerging technology.

If you analyze properly, and buy based on that analysis, any "downturn" should impact you less than others, and in fact, set you up to be empowered during that "downturn".The Risk Controls you put in place, and follow, for the "upturns", should have the same control during a downturn.

We used to purchase a number of our flips from the trustee sales, but lately the prices are completely out of control.

I take official control of the operation of my property on October 1st.

So if you have reliable personal income, cash flow and can lower rent and break even, keep an eye on your property and your tenants, and you keep personal borrowing under control you should be able to do fine with rentals in an area with jobs.

Take over existing mortgages sub2 or control properties with lease options.

After you own it, you have more leverage with the banks and you can control things more readily.

Speculating on the market could get you in trouble and its a factor of risk that you cant control.