Which is buying a property in need of some repairs, fixing it up, forcing appreciation of the property, and then getting cash back out to fund the next deal.

They will not do this without being forced to it.

I have been pivoting from value to cash flow plays (while always adding value).If we are not selling properties, it is the same as buying them at today's prices (excluding the impact of mortgage rate changes). 

You will have same costs and hassles to fix but you are keeping long term or semi long term and you get forced appreciation and annual appreciation [most likely], rents and tax free if you 1031 after 2+ years! 

The whole strategy of BRRRR would mean a higher monthly mortgage payment by forcing appreciation to the property.

However, the actual filing and decision whether or not you should file, should remain in your discretion.Too many claims, especially frivolous small claims, can have an adverse impact on your premiums and insurability. 

If you a legal professional, commercial may be right up your alley, but I don't find that you can force appreciation nearly as much as in residential RE.

The forced Equity you create from the rehab will not be recognized on the refinance. 

. $500k won't buy you much in San Fran but is a pretty healthy budget in Jax.One smaller factor is that Duval county doesn't charge impact fees on new construction (and is the only county in Florida that does not) which is great for developers but not so great when there's no money for maintaining our schools.https://www.jacksonville.com/news/20190423/duval-voters-to-decide-on-proposed-sales-tax-referendum-to-pay-for-replacing-repairing-renovating-schoolsAlso this isn't Florida or Jacksonville specific, but in times when the stock market is particularly volatile real estate investing becomes more appealing even with lower returns.Personally as an investor I find all this out-of-town investing a bit annoying (increased competition and increased prices) and am concerned that these properties potentially aren't well maintained.

Can I force them to buy?