So I feel it's not a fit for everyone.

What are YOUR top priorities as an investor?

Make sure you research multiple options to see what fits best for your real estate goals. good luck!

Focus on properties where you can force appreciation—those sitting on MLS too long might not be the right fit.

Without the high leverage you reduce the top source of return in CA RE which is achieve via the appreciation on a high leverage property.  

I know you feel you are on top of it, and it sounds like a class A or B.

I have known and worked with Matt for years.I have attended his training and hired him as a consultant.He is hands down the best at what he does.I have personally raised over $50 million for my hard money lending company.I am grateful for a lot of people who helping me with this success and Matt is at or near the top of that list.

My ideal location is in the middle so I'm away from severe flood risk, but still 15-20 mins tops to downtown or the beach.  

A/B Class is your top choice as this will quality tenants. 

The tax rate difference from from long term to short term alone won't make it worthwhile in my opinion- add the 401K withdrawal penalty on top.