While the cost of entry might be a bit higher, I truly believe there's still plenty of potential for property appreciation.My focus is primarily on single-family homes with a long-term hold and rental strategy in mind.

Also, I'm not sure how your numbers work out..Take a look at my post here, being a real life example why selling CAN BE much more cost effective than re-renting your personal residence:  https://www.biggerpockets.com/forums/48/topics/1169308-equit...I personally wouldn't have a rental with a pool because of the liability.As far as reinvestment, that depends on you strategy and goals. 

Haven't found proven strategies to combat Proposition 19 yet. 

In this blog post, we emphasize the significance of selecting the right property investment strategy.

Great purchase price and value, excellent location, planned exit strategy.

Anyone who has gone through a successful ground up multifamily development please reach out, i would love to pick your brain on the process  Having just gone through a building project in the last few years in Whatcom County it is hard for me to adequately explain how difficult the County makes any kind of development.The cost for permitting and all the associated consultants for a project of any size will be quite significant and need to be budgeted for carefully with plenty of contingencies in my opinion.The strategy the county planning department uses is to make every effort to run up your costs and delays as much as possible in the hope you will give up and go away so development doesn't happen.  

Any property with any interest rate and any cap rate can still have enormous upside with a value add strategy.

Additionally, does anyone have strategies or advice on how to confirm that the reported rent is actually being collected as stated?

I'm sure the very wealthy already have a strategy to get around this problem.   

Should I continue the traditional agency road map or am I missing some other strategy that might help get the knowledge and experience needed to meet both objectives?