I'm currently househacking a duplex and eyeing my next investment, and I'm definitely looking at El Monte and Temple City.If I were in your shoes, I'd first focus on a multifamily to househack.

Big fan of smaller MF.

I'm also a big fan for Huntington Hills for the home value/rent ratio and potential for future growth, large lots and bungalows also means nice basement suites.

Not a big fan of CapRates, but an increase would indicate less buyer demand?

If you go to a shoe store looking only for Lebron shoes, you are unknowingly willing to pay a premium over any other similar pair of shoes.

Although this is hunger, he meant in a wider term, such as a car for high school, new shoes, not having to worry whether you could pay for the next semester of college, having just a grey and a brown suit for your first white collar job.Most of my posts, I always start or end with "Start Small and make your Big Mistakes early".I think this might be why I haven't heard from these folks. 

In general I'm not a huge fan of using capital to pay down debt when debt is as cheap as it is today.

I'm a fan of any guy who knows how to wear a blue blazer well!

I'm a big fan of cash flow and one that cash flows close to 200 a month is a good deal in my book.

Often times I put myself in the tenants shoes and communicate in a way to achieve a win win.