It also seems like it has the ability to grow due to its affordability and proximity to Santa Barbara.

It is growing quite a bit here and the infrastructure is racing to keep up with homes being built, etc. 

Any advice on prospective zones improving and growing???

If you have access to such opportunities in your network, then you have the potential to grow your savings more successfully than in a conventional portfolio. 

I've been trying to get good deals over the last year or so to continue and grow my portfolio and passive income, but the markets I'm looking in have been overheated and good deals are scarce.

I have had the same portfolio pretty much for the past 8 years and looking to grow using my Helocs.

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There's a much lower cost per door in the suburbs of Portland and a lot of opportunity to grow those rents and the core becomes more and more expensive. 

You could contribute enough to get the match, let's say 4% from you and your employer (8% total contributions), but your 401k loses 6% one year, resulting in growth of only 2%.During a good year, maybe it grows by 16% (=8% investment gain on your 4% contribution and 4% match).Alternatively, you could keep the entire 401k account in cash (not invested in any securities) and let it grow at the matching rate, guaranteed like a CD.If you forecast out to retirement, based on what you plan to contribute, do you anticipate that your 401k will be your primary source of retirement income? 

@Greg Scott I've spoken to mortgage one and they only do personal mortgages, how are you able to scale past the mortgage limit and grow your portfolio?