There are several reasons why it makes sense to market to sellers instead of buyers.

Currently have a duplex I’ve been in 3 yearsMortgage 3.65% pmt $850Tenant pays $875Heloc $30k——monthly $291The issue I am running into isRates are so high right now and it’s a lot harder to find another that will cover full mortgage.Does it make sense to leave somewhere that it is full covered to go to one that is not?

You will pay for the higher risk with higher rates and origination fees but if the deal makes sense then congrats.

Things are starting to make more sense to me the more I'm reading up on it.

Frankly, it’s absurd.But don’t just rely on common sense.

Ken, You're changing the subject to something neither of us ever discussed.The only thing you claimed was that having no-debt on a SFR property makes no sense, because of your theory that the government is going to be massively raising taxes on property owners to "oppressive" levels.

The high cost of buying in SoCal just didn’t make sense when there are solid cash-flowing markets elsewhere.

The only times this makes sense is if you are in a really hot market, especially seasonal ones where you might have 100% occupancy for the summer months or something.

(if this makes no sense to you, research the 80's)Yes, fundamentals apply like compounding returns, proper use of leverage, appreciating assets etc etc, but the specific's of the how-to's, the "plays" one runs, how you play the game, it's a different game than '19'. 

Rather than buying one at a time at a much slower pace with no bleeding but then soon it won't make sense to buy at all, the ship has already sailed.