So, the current market has pushed homes up to levels that has put the big profit investors trying to reinvent the wheel still looking for the big margins of the past.Big fish seem to weather the storm ok no mater happens.

Everything from weather , food to people and things to do!

All that equity tied up in each property is a massive liability because a properly crafted lawsuit can gain access to all of it.Debt/Leverage is not a problem as long as it's covered by the operating income with enough buffer to weather a bad market. 

In the years immediately following the recession a lot of property values "bounced back" significantly and that's where a lot of investors realized their gains.That being said, you can still expect appreciation for the next few coming years, at a rate 4-7% as seen here (Sacramento is #4 and Stockton is #28):http://research.realtor.com/2017-national-housing-forecast/2-4 units is still considered residential real estate, not commercial like 5+ units or larger apartment complexes.

I agree about the Portland weather.

@Al Williamson  I am putting it on my calendar weather permitting I will be there..

You are either getting sub-4% CoC returns, no tax benefits, and little risk(cash rent) or you are getting 3-6% CoC, good tax benefits, but capital outlay, farm/weather risk, and you’re more involved (share cropping Aka taking “1/3rds” or “1/4s” of crops).

Seems like this type of weather event is not too hard to imagine (Oroville dam scare last year).Any other ways you mitigate this risk besides buying flood insurance?

The city itself is growing (there is a new mall being built) and the forecast seems great for Sac.

The cost, the weather and the options for fun."