Our plan is to upgrade and buy a more forever home type scenario.

Would an appraiser consider a similar property that was sold awhile back or something that is further but within a more recent time? 

Spanaway, DuPont, and Yelm are areas I'd consider if you want to attract those working in Tacoma/Olympia and living further out as well.The new fast ferry from Bremerton and Kingston is making the peninsula a more viable option.

Hope this exercise illustrates the fact the BRRRR and cash flow are not always indicators of success and far less time could have been invested to achieve a more favorable result by purchasing in Market A at the start.

But I also sometimes think owning only 1 property in LA would be less stressful and a more reasonable mortgage payment would improve my quality of life.

If it could do it what it claims to do in a more streamlined and organized fashion, it could be decent. 

This can be used to eliminate most gains of a long hold highly appreciated rental asset through 1031 + primary resident conversion to establish a more favorable ratio. 

We do Urgent cares all over the county and get pitched med office spaces all the time, and none fit our profile for visibility, for our use at least, only because we follow a more "retail" modeled approach to site selection, given the business type.  

You may also want to take a look at Split Rock, which is a more east.

I have looked at over 100+ houses and OPM is for using less of my money right now and keeping that into the stock market which gains a more lucrative return on average.