If you are trying to find closer to 2% you'd likely need to look in the Grays Harbor market, however I would be cautious when buying in areas of GH with the low economic growth and lower tenant base. 

I am looking at several buildable level lots for sale in the Los Angeles area, they have real streets not paper streets, they have houses most of the times on both sides... is it still a wise idea to build on a lot in L.A from scratch? 

Your P&I payment would be lower improving the Cash Flow.2. 

But I’m in an area where $500k+ with 15k+ in taxes can be the low end so I’m trying to not be jaded by a lower prIce poInt.Very much appreciate the feedback from everyone...

The law is complex and depending on your income level may provide you with absolutely no benefit.

you should do less buy/hold at 150K level.   

I always like to set a standard for the level I'm leaving while jumping up a level.

Those folks run a sophisticated operation, and if we don't keep up with their level of sophistication (and exceed their customer service) we would lose business to other investment classes that treat their investors better.Perhaps it could be said that the competitor to TK firms is buying homes directly, and that competition lacks sophistication--thus the hurdle is just above that level and anything above that is good enough. 

30 years would give you a lower P&I payment and better Cash Flow.

So regardless my current living expenses will be much lower than any house hack I think that I will find here but the point for me to house hack is to begin real estate investing.