But as I mentioned there's strong evidence money has come in and more is on the way.

Thinking of it as in the way Robert K mentioned that life is a game of Monopoly.

I'm sure this isn't common, but I had my first deal under contract within 48 hours of becoming aware of the fact that normal everyday people can invest in real estate.On a Tuesday night, my friend mentioned that he owned a duplex and said "I sometimes forget I own a rental property until I receive a check at the beginning of the month."

I've heard multiple mentions of that strategy on the BP podcasts.

As mentioned before if you hold the assets in the QOZ for 10+ years you only pay tax on 85% of the initial capital gain from the stock sale in your example and you can defer it until 12/31/2026.All appreciation and depreciation on the investment real estate if you hold it for 10+ years are tax free.

Like Omar mentioned above my monthly payments are a bit higher because of the loan and the associated PMI however the rent that I take in is high enough that it offsets that difference.

@Ken Martin As you mentioned yourself, look into RUBS.

All those research items you mentioned won't tell you that...because the resulting "numbers" you compile, won't end up meaning the same thing in every area. 

I had a client once mention his lender was analyzing the location & property...it was confusing to me, so he was probably using hard money also.

Some of the ideas mentioned above in other states are simply not available or permitted in California.