I bet you could get cash flow if you bought a large lot single family and built a separate "accessory unit" cottage in the back yard or converted the garage to a rental.

@Vickie BruceThis is not for an online debate.

I saw a beautiful house on an online auction sight in Union City that was on a street of circa 2006 higher priced custom built homes. 

Personally if you use online platform, it’s the most passive but you learn the least

One neighbor recently bought a barn type building that I bet he spent >$90k on rehab/septic/landscaping then another $35k for foreshore reclamation.  

San Leandro is a good bet, because many buyers are being squeezed out of Oakland and are moving south.  

Appreciation investing is dangerous and speculative, sort of like betting on sporting events. 

My nights and weekends have been almost entirely devoted to real estate over the past couple months as I am absorbing as much content as I can through BP, books, podcasts, etc. as well as taking classes online to earn my CA real estate license.I have to say I am a huge fan of the BRRRR strategy at the moment and would like to get into the buy and hold rental income investment arena...particularly with MFH investing.

@Joshua GostonAs mentioned by others, speaking with an experienced syndication attorney is your best bet.

Does anybody use neighborhood scout when doing online research of an area while looking for rental properties?