The reality will show by end of decade, maybe little longer like a full 10 years.

People want their money now, they don’t want to wait for decades to realize their gains.It’s an understandable objection because the land banking strategy does take a long time to implement.

What if these are the lowest rates right now that we will have in the next decade? 

We couldn't quite move there full time in the near term, but a realistic gameplay would be at least 6 months per year within the next decade to take advantage of the tax incentives.

Over a decade ago a friend and I bought a house together.

My differing advice/thought is if you plan on being a doctor for most of your life, and your goal isn't to replace your income with real estate in the next couple of decades, sacrifice "projected returns" and do your homework on the risk for any deals you evaluate. 

For me, if I had $1M I would go the appreciation play and look to buy a property in an A area that will appreciate over the next decade.

Remember it's a decades long investment.

The city has been re-inventing itself over the last decade, downtown looks very different, we are currently getting an upgraded freeway system and you see a lot of new developments.

It has to be much higher than $10k to be worthy of getting a lawyer to pursue (assuming you do not have a friend as a lawyer) as it likely will be $5k minimum in legal fees.2 decades ago I had a $45k non disclosure issue ($45k two decades ago was a lot more than $45k today) in San Diego.