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What I'm mainly interested in is the practicality of scenario 1, because as I mention above it would be much more desirable from a cost perspective and limit on cash out.

I actually just read your post on the forum and I applaud your desire and willingness to try and move out of the super expensive Bay Area.

That way you can more easily determine if you are on track to meet your goal since purchasing "X" amount of properties is not an accurate way of determining if you have achieved your desired monthly cash flow.  

I actually sent out a test ad on Facebook Marketplace, and got a multitude of responses, or “potential buyers” so now I am communicating with them to see why their desires are while I go out looking for homes

My friend wants to sell the property due to cancer treatments and lack of desire to own the property any longer. 

I desire to do something more challenging and rewarding and I have always dreamed of owning real estate.I am coming into this journey with newly found ambition after losing over 130 pounds and counting! 

But if you do have to set it up this way, then you would need top tier legal and tax counsel to accomplish your desired tax treatment.

Lets take a building whose NOI decreased by 20% from 20,000 to 16000.Simplicity purpose NOI = 60% of yearly rent If the cap rate is 3% then price should be 3.8 M .. and of course if the building is desirable then some investor may offer 4 M say .The same building be in 2019 would be based on 20k rent at 4.8M valuation and some investor may have offered 5M . 

I think whether or not you're vested in the city carries some weight as to how you perceive the situation & your future outlook (or desires).- I'm interested to see if this will be a temporary shift, or a long term impact that could take years/decades to come back to 2019 heights?