Then 2 units paying you market rents will more than likely cash flow nicely and then the almost guaranteed southern california appreciation kicks in over the years and it's just icing on the cake. 

I don't blame them but I also knew the income was just icing on the cake and you can't ever rely on icing on the cake as a form of stability.

And then if you make a profit thats the icing on the cake. - Don't be afraid to bring in an experience partner in your area. 

I think that ideally you should buy with cash flow, and then have the appreciation be the icing on the cake.

Then after the purchase if you can add another unit and it makes viable financial sense then thats the icing on the cake. 

No having your cake and eating it too here. 

Or it might go like hot cakes because lower income individuals want to get in the nicer area, but then you have to deal with lower income tenants, without the financial support of Section 8.

Make sure the numbers work before you buy, and don't bank on appreciation (icing on the cake), bank on the cash flow (the cake). 

Appreciation is like icing on your cake.

If realtors are going to be allowed to come on here and spout insanity to round up business, they should at least be required to prove they are acting in accord with that advice, i.e. are buying something, have skin in the game somehow.Otherwise, they're like some cake decorator showing up at overeaters anonymous and selling contraband cupcakes out of his trunk.