For the mostly passive San Diego RE investor, you will need to be patient to achieve worthy return.  

In playing with the numbers a bit, I'm seeing a trend of atleast 2% rent to price and (ideally) < 7% mortgage rate needed to achieve a decent cash on cash rate.

I'll be happy to meet and talk with you and explore opportunities to help you achieve your goals.

However if I do a BRRRR I can achieve infinite return by extracting all of my investment.

While cash flow may be harder to achieve here, these markets often shine in their ability to withstand market downturns and provide solid appreciation over time.The key in markets like this is understanding your goals.

A 1031 exchange the depreciation schedule travels,.8) Partnership Interest: When a partnership or other ownership group sells an appreciated asset, they do not need to remain together to achieve tax deferral, as is typically the case with a 1031 Exchange.

There are clear winners in types of photos that should be included in your listing, along with examples of listings I believe achieve this.

Your first step is definitely learning about the markets you are interested in and figuring our what your desired end state / goal is that you are hoping to achieve through real estate.

It sounds like you're on the right path to achieve the goal of 20 rentals. 

My hope is to build a strong network of like minded investors and real estate professionals that share similar goals, values, and experiences to help achieve successful REI deals!