My advice would be to go for the house hack option, here's why:1) You can never count on market appreciation and in a world of historically low financing rates I would suggest that asset prices are sensitive to a downturn2) You can much more reliably force appreciation by by improving an asset3) If you focus on assets that need improving you are much more likely to get a below market deal where you will have instant equity at closing4) You can get much better financing terms for a property that you buy personally rather than an investment5) You will ultimately be a better investor if you have some hands on experience6) You will get better returns on the house hack because you can avoid paying property management feesetc.Good luck!

It is kind of time sensitive.

We don't have enough housing and we can't build any more (city is fully built out), that won't change in the next years.I am not a big fan of vacation rentals and airbnb and will not participate in the trend - both are much more sensitive to changes than primary housing.

To say that we are busy is an understatement.Me personally, I accommodate my clients where possible and will bend over backwards to get the job done if it is time sensitive, but if it's not a priority and can be handled after April 15th, that's the route I suggest."

He was money sensitive so I think we could have had more prompt service if he was going to lose money from passing deadlines.

If there's a hole, it may be a red flag.b) sensitivity analysis: I examine all the assumptions, and make sure I can live with the worst case scenarios.c) "Stall and see": if they are getting money over multiple years, and there is no penalty for investing later, I would usually wait so I get some real performance data, versus having to look at theoretical pro forma information.d) Recession stress test: I will not invest in anything, until I subject it to recession level stress and see if I can live with the result.

After my text this morning, My tenant texted back: 'I am very sensitive to molds and have not been feeling well the last couple of days so please do  as I am sure you would ensure inspection is thorough for that and the bedroom smelled very musty when I got home from work last night'.

However as you pointed out the SF side is more sensitive to the market and therefore I always build in similar cushion as with equity.

I agree with Tchaka, the numbers aren't great for long term rentals unless you can find an off market deal or listing on the MLS with time sensitive sale needs.

Or, simply put it this way, the homeowners are financially much stronger than last around and less sensitive to economic uncertainty.