Your financial position is strong, and leveraging financing for your next rental while maintaining a conservative debt-to-income ratio is a smart approach—consider consulting a lender to explore options that align with your goals and keep your investments sustainable.

Mixed-use properties that integrate residential units, co-working spaces, and retail areas with sustainable design elements are particularly appealing.

When you move out you begin to experience POSITIVE CASH FLOW in which your tenants help you buy the property.....where eventually you own it out right, and now it becomes like a pension..........Predictable and Sustainable income for life.   

Driving long distances can be stressful, but using a shipping service allows you to focus on settling into your new home.GeorgiaGeorgia is another state with great real estate opportunities.

@Chris Ke With $200K for a down payment and the ability to invest full-time, consider starting with a 4-plex or multiple single-family homes (SFHs) within a 5-hour drive of Los Angeles in areas like San Bernardino or Riverside.

I did find this deal driving driving for dollars, the realtor of the property was adding his sign in the front yard, I approached to make and offer. we close in 3 weeks.

Of course to maximize your tax benefit it needs to be sustainable over time. 

At $1350 rent:- sustained maintenance/cap ex will far exceed 10%- I will be surprised if you can find someone to manage this one unit at $108/month.  

Replacement homes will be climate hardened, smaller, functional and include consideration for the type of infrastructure, architecture and sustainable/durable materials utilized. 

This would be like me telling you my Escalade drives better than your KIA.