Prices of lumber are skyrocketing should be buy now and tie up cash for our upcoming devs, ocean freight pricing tripled should we continue ordering from overseas vendors?

You could also consider investing in a triple-net lease commercial property.

Let's say you set up an LLC and put your 50 unit complex in the LLC, and you think you have everything protected like all the books taught you to do and an old lady came by your complex to rent a unit and triple and fell on a piece of root sticking out of the ground, and she sue you and you turn over your insurance info because that is what you have insurance for to protect you.

@Danny OhThere are TONS of flippers in the Sacramento market, and know some folks that have been here since the early 2000's and have flipped hundreds of homes in the area.But there are lots of buy and hold investors here as well, just closed 4 transactions for buy and hold investors last month in Sacramento.Here are some posts I've written about the Sacramento market that will quickly get you up to speed:https://www.biggerpockets.com/forums/621/topics/586279-investing-in-sacramento-or-stockton-which-one-is-better  https://www.biggerpockets.com/forums/621/topics/590913-rent-growth-in-sacramento-is-triple-the-national-averagehttps://www.biggerpockets.com/forums/621/topics/585796-sacramento-rent-control-101-everything-you-need-to-knowhttps://www.biggerpockets.com/forums/621/topics/396725-millennial-migration-to-sacramento-2017---here-comes-the-rushhttps://www.biggerpockets.com/forums/621/topics/398662-heres-what-fixer-uppers-on-the-mls-are-selling-for

Plus my cost for groceries more than tripled upon leaving, and the quality of fruits and vegetables is just not there on the east coast. 

That makes it effectively about triple the price.

I've stopped foreclosures a week out for short sales too, its 100x more work, calling and pushing and triple checking everything and blasting them with the complete package and sometimes even a letter from the senator's office....  

That saves me incase anything takes a down hill and if it doesn't, well a single just became a triple or a home run of a deal! 

Back when I was buying my home (worth more than triple now than when i bought it, dumb luck, but not cash flowing because i live in it!)

At over triple what he paid for it during the bust.